Town of Amherst Historic District Design Guidelines

TOWN OF AMHERST

HISTORIC DISTRICT DESIGN GUIDELINES

January 2025

ACKNOWLEDGMENTS

These guidelines were made possible by generous support from the following:

STAKEHOLDERS

The Town of Amherst

The Amherst Village Historic District Commission

Tom Grella

Doug Chabinsky

Tom Quinn

Martha Chabinsky

Nicole Crawford

William Glenn

The Town of Amherst’s Community Development Office

Nic Strong

Gloria Norcross

A special thank you to numerous stakeholders and community members that participated in the process to develop these guidelines.

FUNDING ENTITIES

This publication is made possible in part by a Certified Local Government (CLG) grant from the New Hampshire Division of Historical Resources. This program endorses municipalities by the State Historic Preservation Office and the National Park Service and U.S. Department of the Interior to participate in preservation efforts on a national, state, and local level by identifying and protecting historic properties. The U.S. Department of the Interior prohibits discrimination in departmental federally assisted programs on the basis of race, color, national origin, age or disability. Any person who believes he or she has been discriminated against in any program, activity, or facility operated by a recipient of federal assistance should write to: the Office of Equal Opportunity, National Park Service, 1849 C Street, NW, Washington, D.C. 20240.

CONSULTANT TEAM

Designing Local

Joshua Lapp, Principal Megan Adornetto, Historic Preservationist

PURPOSE OF THESE GUIDELINES

Through Section 4.15 of the Town of Amherst Zoning Ordinance, any altering, construction, repairing, moving, demolition, or change of the use of a structure or place within the Historic District must receive a Certificate of Approval from the Historic District Commission prior to receiving building permits. These guidelines are intended to provide guidance to historic building owners and managers, preservation consultants, architects, contractors and project reviewers who may be doing exterior work on a designated historic building in Amherst. Through the Secretary of the Interior’s Standards and these guidelines, the historic building resources of the Town of Amherst will be protected and enhanced.

The guidelines are applicable to the following:

• All properties located within the historic district

• All properties that are individually designated as historic

These guidelines are for local review purposes only. Projects which use Historic Tax Credits or are subject to Section 106 review processes may be subject to additional and more stringent guidelines and standards.

DEVELOPMENT OF THE GUIDELINES

Previous Guidelines

These guidelines were based upon regulations adopted by the Historic District Commission in 2023.

This guidelines document includes substantial revisions to the format and organization of the 2023 regulations document. This includes diagrammatic graphics, reorganization of various items, and a brief history of the Amherst Village Historic District.

This update addresses common items in cases that have come before the Historic District Commission, including doors and entrances, foundations, windows, and siding, among other things.

Planning Process

The project was initiated through a tour of the community. After the initial visit, the project team coordinated with Town staff on a biweekly basis.

The project team facilitated one-on-one discussions with various community stakeholders, including historic preservation enthusiasts, residents who had been through the design review process, members of the Historic District Commission, and members of other related commissions. These conversations formed the basis of the project team’s understanding of the status of the existing in-force guidelines as well as general preservation and development issues in Amherst.

CHAPTER I HISTORIC AMHERST, NH

AMHERST, NH: HISTORICAL SKETCH

Background of Amherst, NH

Adapted from the Historic District Commission Introduction & Guidelines

The area of the Amherst Village Historic District was first surveyed and settled in 1735 by descendants of King Philip’s War veterans who relocated from Massachusetts. The settlers had been promised wilderness land in payment for services rendered to the Crown during the Indian War against the Narragansetts in 1675. The grant from the Crown was initially designated “Narragansett Number 3” and subsequently “Souhegan West”. In 1760, the village, as chartered by the Crown, was incorporated as the Town of Amherst, taking its name from the Commander of British Forces in North America, Lord Jeffrey Amherst.

Amherst played a significant part in the early military history of the country. Around 1745, seven garrison houses were erected in different parts of the town, which inhabitants retreated to in times of danger from Indian attacks. As early as April 1758, the Town voted in a Town Meeting to appropriate “20 pounds of lawfull money” to procure powder and ammunition in preparation for the War of Independence. In September 1776, they voted to build a house on the easterly side of the burying-ground, “to secure the Town stock of ammunition.” The ammunition lasted for about 70 years.

In the time between the Revolution and the Civil War, Amherst was a principal stop for both east-west and north-south traffic. These activities provided business for the several blacksmiths, wheelwrights, and tavern keepers in the village.

For the next hundred years (1760 - 1860), Amherst Village prospered as the principal center of law, transportation, agriculture, and commerce in south-central New Hampshire. Amherst was chosen as the Shiretown of Hillsborough County in 1769. As such, it was the County Seat where the Courts of Law were held and the records were kept. It also had the County jail for convicted prisoners and the gallows for hangings. Amherst remained the only Shiretown until 1792 and held the Superior Court until 1879, giving the town eleven decades as a Shiretown. Here were heard the pleas of such noted colonial lawyers as Jeremiah Mason, Levi Woodbury, Joshua Atherton, and Arthur Gilmore.

The presence of the law courts in Amherst brought many people of note in politics and government. One of these people of note was Daniel Webster, a native of New Hampshire and later a distinguished Senator from Massachusetts, who made his maiden plea as a lawyer before the bar at Amherst early in the Nineteenth Century.

In addition to being a notable place for politics and government, the Town was a place for industry. Until roughly 1860, Amherst was a thriving industrial and commercial village. There were several small millsites with three corn mills, five sawmills, one mill for dressing cloth, four trading stores, three small cotton and wool manufactories, and one printing establishment.

Amherst also played an early part in medical research and vaccination. Dr. Mathias Spalding practiced and taught medicine in the Stewart-Spalding House, known today as 19 Main Street. According to the Amherst Historic Society, “Spalding graduated from Harvard College in 1798, studied medicine in Cambridge, Mass., with Dr. Benjamin Waterhouse (1754-1846) and in London with Dr. Edward Jenner (1749-1823). On his return from his studies in London, Spalding carried the smallpox vaccine in a silver snuff box from.” The box is now at the Harvard Medical School Library (Walking Tours of Amherst Village, 25). At this time in history, the populace was more frightened of the vaccination process than the disease itself. However, Dr. Spalding and his colleagues persevered, and in time, the disease of smallpox was eliminated as a health problem in the United States.

The Industrial Revolution marked a shift away from small, rural communities to powered machinery and urban factories. Mill town populations flourished along fast-moving rivers where water power could be produced. Railroads followed river valleys to bring raw materials to these new mill towns and to transport products to market. Because Amherst did not have a river sizable enough to support an industrial factory, the town was bypassed by the Industrial Revolution and the railroad boom. As a result, the town’s status as an important commercial and political center declined. This series of events kept this 18th-century New England village in a state of near-perfect preservation for the next 100 years.

The town’s fine old houses, buildings, farms, and short distance to growing industrial cities along the rivers, such as Boston and Manchester, made it an ideal location for summer vacations. There

was no great impetus to tear down the older buildings to make way for newer commercial development, and, as a result, residents continued to use them as holiday guest homes and rooming houses. A large hotel was built in 1870 to accommodate vacationers and patrons, but the basic architecture of the older buildings has remained largely intact.

Around 1950, the population pressures and the drive away from cities began to bring the rural towns of southern New Hampshire into consideration as potential areas of residential development, especially for people in the industrial cities of the Merrimack Valley and the northern environs of Boston. Amherst was no exception. Despite the recent growth of the town, the architectural integrity of the original colonial village has been largely maintained, with relatively few incursions in this century.

Amherst Village Historic District

To promote the continued enrichment of our local heritage, voters established the Amherst Village Historic District during the March 1970 Town Meeting. As an overlay on the residential/rural zone, the District provides protection to the historic character by guiding the construction, maintenance, and rehabilitation of properties beyond what applies elsewhere in town. The Historic District Commission is responsible for reviewing proposed projects to determine if they conform to their guidelines.

Since its establishment, the Amherst Village Historic District Commission (HDC) has worked to support the preservation and enhancement of historical sites, buildings, landscapes, structures, and the surrounding environment within the Amherst Village Historic District. Late in 1982, 167 buildings and properties within the Historic District were accepted into the National Register of Historic Places. This action concluded a six-year effort by the Historical Society and the Selectmen, an effort spearheaded by Robert T. Crouter with the assistance of Dorothy J. Davis, Susannah B. Means, and other society members. An advantage of the National Register is that the district can be protected against adverse effects of federally licensed or funded activity. In addition, since all buildings named on the National Register are deemed worthy of preservation, an owner applying for restoration funds or tax credits need not prove the historical significance of the property.

In 1986, the Town voted to expand the Amherst Village Historic District to include the approaches to the village. Although these properties are not listed on the National Register, this local designation has allowed the Town to preserve the historic character of 147 additional properties.

Town of Amherst Zoning Map

The map to the right shows the zoning map of the town of Amherst. The map from the Town of Amherst’s collection of maps found on the Town website.

The tan colored shape on the map, circled in red, shows the location of the Amherst Historic District in relation to the rest of the Town.

National Register Historic District Map

The map to the right shows the Amherst Historic District as determined in the 1982 National Register Historic District application and the Local Historic District as determined in 1986. The image of this map was pulled from the Amherst Historic District Historic Preservation Survey and Evaluation completed in 2019 by Preservation Company.

The orange boxes indicate parcels that are non-contributing, the green boxes indicate parcels that are contributing to the historic district, and the gray boxes indicate open space. The darker gray blocks within the green, orange, and light gray boxes indicate the footprint of a building found on that parcel. The red line on the map indicates the boundary of the National Register Historic District. Any property colored on this map is subject to the Historic District Commission review process.

GIS map of the Amherst Historic District, showing the boundary of the NR Historic District in red. The Expanded LRD is shown outside this boundary as Non Contributing.

Prominent Amherst Architectural Styles

Georgian (1700s - 1830s)

The Georgian architectural style, prevalent in the 18th century, is characterized by its symmetry, simplicity, and classical influence. These homes typically present as rectangular structures, often one or two stories in height, with a strong emphasis on balance and proportion.

A hallmark of Georgian architecture is its symmetrical facade. Windows are evenly spaced, with a central doorway often accented by a transom window featuring divided panes of glass. The roofline is typically either a side-gable or gambrel style. While ornamentation is present, it is restrained and classically inspired, often found around windows, doors, and cornices.

Georgian homes typically feature single windows rather than paired ones, further emphasizing the vertical lines of the building. The interior often comprises generously proportioned rooms with high ceilings, creating an air of elegance and formality.

In essence, Georgian architecture is a refined and orderly style that reflects the classical ideals of balance and harmony.

GEORGIAN ARCHITECTURAL FEATURES

SIDE GABLE ROOF

CLASSICALLY INSPIRED ORNAMENTATION AROUND THE WINDOWS AND DOORS EVENLY SPACED WINDOWS

CENTRAL DOOR WITH A TRANSOM

2-STORY RECTANGULAR SHAPED BUILDING

Prominent Amherst Architectural Styles

Federal (1780s - 1840s)

The Federal style, a refinement of Georgian architecture, emerged in the late 18th century, reflecting a newfound American confidence and taste for European elegance. While retaining the Georgian emphasis on symmetry and rectangular forms, the Federal style introduces a more delicate and ornate aesthetic.

Federal homes often showcase a sophisticated simplicity, with clean lines and balanced proportions. Palladian windows, with their central arched section flanked by rectangular panes, are a signature element, while intricate fanlights, often semi-circular or elliptical, grace the entrance. Smaller, more refined window muntins create a sense of lightness and delicacy compared to their Georgian counterparts.

Decorative elements in the Federal style are often inspired by classical motifs. Detailed moldings, cornices, and door surrounds showcase intricate carvings and delicate scrollwork. Interiors are characterized by high ceilings, large rooms, and an emphasis on light and space. Federal architecture epitomizes a transitional period in American design, blending Georgian solidity with a nascent sense of refined taste.

FEDERAL ARCHITECTURAL FEATURES

BOX-SHAPED HOUSE

KEY STONE LINTELS ABOVE WINDOWS AS A DECORATIVE, YET FUNCTIONAL ELEMENT

SMALLER, REFINED WINDOW MUNTINS IN DOUBLE HUNG WINDOWS

INTRICATE FANLIGHT

CENTRAL DOOR WITH WINDOWS PLACED SYMMETRICALLY ON EITHER SIDE

Prominent Amherst Architectural Styles

Greek Revival (1820s-1850s)

The Greek Revival style rose to popularity in the early to mid 19th century. The Greek classical details that define the Greek Revival style are generally heavier than the Federal style, and more simple in design. The main building components that would be more elaborate and decorative of these homes are the cornice lines, doorways, columns, and windows.

These homes often had a side or front gable roof and a molded cornice and cornice returns on the gable ends, or an enclosed pediment on front gable ends, and wide frieze boards at the eaves on the primary elevation. If dormers were present, they were often pedimented gabled dormers. The front entry could be flush with the front facade or recessed, and was often accented by side lights or a transom. The siding was typically wood clapboard sheathing, but could occasionally be flush board siding, and could be accented by corner boards or corner pilasters. Window and door surrounds were often present with corner block detailing, and sometimes had a low-pitch pediment or splayed lintel. Windows were often 6-over-6 sash windows, but were often replaced with 2-over-2, or 2-over-1 sashes.

GREEK REVIVAL ARCHITECTURAL FEATURES

SIDE GABLE ROOF

2-OVER-2 WINDOWS

CORNER BOARDS

FLUSHED FRONT ENTRY WITH TRANSOM LIGHTS OVERHEAD

Prominent Amherst Architectural Styles

Colonial Revival (1880s - 1940s)

Colonial Revival styled buildings often refer to the buildings that use a combination of building elements and features that come from the Georgian and Federal periods. The style of these elements and features are applied in a way that may not have been done in the original time periods, often making it an interpretation of the two styles. These buildings are typically symmetrical down the center of the front facade.

One of the most common character-defining features of the Colonial Revival style is the emphasized front entry. The front entry can often feature side lights, fan lights, porticos with classically detailed columns and friezes, and pilasters supporting pediments. Other decorative features include corner boards, quoins, cupolas, compass windows in gable ends, and faux louvered shutters. Windows are often multi-light wood sash windows, and frequently feature decorative surrounds, such as molded lintels or flat or jack arches. Siding is most commonly made of wood clapboards.

COLONIAL REVIVAL ARCHITECTURAL FEATURES

SIDE GABLE ROOF

SYMMETRY ALONG THE CENTER OF THE FRONT FACADE

CORNER BOARD

EMPHASIZED FRONT ENTRY WITH SIDELIGHTS

MULTI-LIGHT WINDOWS

Amherst Architectural Styles

Amherst Vernacular

Many of the homes in Amherst have their own vernacular building configurations that have evolved over time. Many homes started with the primary structure acting as a standalone residence with a separate outbuilding, such as a shed or a garage. As the needs of a building owner change, such as needing more space for a growing family, building additions were constructed onto the primary structure or the outbuildings. Some additions were built to connect the primary structure and their outbuildings, creating one connected space.

VERNACULAR ARCHITECTURAL FEATURES

PRIMARY BOX-SHAPED BUILDING

ADDITIONS AND CONNECTIONS TO OUTBUILDINGS

OUTBUILDINGS AND GARAGES

CHAPTER II

HOW TO USE THESE GUIDELINES

DESIGN REVIEW PROCESS

Introduction

The preservation, restoration, rehabilitation, and overall aesthetic improvement of the community and village are matters of public necessity. The Town recognizes the value of preserving our cultural and architectural history in the Historic District as well as of our listed historic properties.

The following section provides a cohesive set of guidelines to assist property owners through the Historic District Commission’s review process. Any alterations, construction, repairs, moving, demolition, or change of the use of a structure or place within the Historic District must go through the design review process and receive a Certificate of Approval from the Historic District Commission.

This document is intended to make the process as simple as possible, to permit investment in the Amherst Village Historic District, to assist property owners in planning their projects, and protect the historic and cultural assets of the town.

“Must” VS “Shall” VS “Should”

Throughout this document, there is differing language regarding the different types of treatment. One guideline might say that you “must” do this, another might say you “shall” do this, and another might say that you “should” do that.

If a guideline says that this treatment “must” be done, that means it is a required treatment. For example, in Section 12.8 on Privacy Fences, it says that privacy fences around pools and spas must be taken down if the pool or spa is removed, meaning you are required to remove the fence after the removal of the pool or spa. Similar to “must,” if a guideline uses the word “shall,” it means that it is also a required treatment.

If a guideline says that this treatment “should” be done, that means that it is recommended, but the Historic District Commission cannot force you to do this work. For example, in Section 9.1 regarding General Streetscape treatments, historic and traditional markings for property boundaries should be preserved, but it is not required, and the Historic District

Commission will not regulate this work. However it is still recommended as a best practice for property owners.

not required

Properties Applicable to Design Review

The most up-to-date maps showing properties subject to the authority of the design guidelines and the review process of the Historic District Commission can be found on the Amherst Village Historic District Interactive Map on the Town’s website.

What are the Design Guidelines?

This document was created to guide property owners planning exterior changes to their properties located in the Historic District or are an individual historic building. The Historic District Zoning Ordinance require that properties within the historic district or individual historic buildings are subject to the preservation design guidelines review process.

What is the Historic District Commission?

The Amherst Village Historic District Commission (HDC) consists of five (5) members and five (5) alternates appointed by the Board of Selectmen. Additional members include an ex-officio voting member from both the Board of Selectmen and the Planning Board. The HDC oversees the preservation of historical and cultural resources for the Town, educates the public on matters of historical interest, and works with other Boards, Committees, and Commissions to ensure responsible development within the Historic District that reflects the Town’s Master Plan.

The HDC also reviews all applications for Certificates of Approval.

What is a Certificate of Approval?

A Certificate of Approval (COA) is a certificate issued by the Historic District Commission indicating its approval of an application to alter, repair, construct, add onto, move, demolish, or change the use of a structure or site within the Historic District.

The criteria used to review projects for Certificates of Approval are the Secretary of the Interior’s Standards for Rehabilitation, any relevant supplemental Design Briefs produced by the Secretary of the Interior, and the design guidelines contained in this document.

It should be noted that receiving a COA from the HDC does not relieve the applicant from compliance with other provisions within the Zoning Ordinance, such as setbacks, and other Town codes, ordinances, and regulations.

When do I need a Certificate of Approval?

A Certificate of Approval (COA) is not necessary for routine maintenance. It is necessary when a change is being made to the exterior of a property in the historic district which involves any of the following actions: construction, restoration, alteration, moving or demolishing a structure, changing the use of a structure or site, or adding onto an existing structure.

Exceptions to the COA and HDC review process include:

• Ordinary maintenance and repair of any exterior architectural feature which does not involve a change in design, material, or outer appearance thereof; including but not limited to maintenance and repair of firewalls, roofs, chimneys, and temporary removal of shutters.

• Storm doors and storm windows providing that the original architectural features are not removed or destroyed.

• Painting or repainting of a building/s or structure/s in any color.

How do I apply for a Certificate of Approval?

If you need a Certificate of Approval for your project, you must fill out the application for a Certificate of Approval, or Historic District Application, on the Town’s Community Development Office web page under “Historic District Commission Application & Checklist” here, or obtained from the Community Development Office. Describe your project in detail and submit the application with a high resolution electronic copy or fullsize paper copy of plans and/or sketches of the proposed work, historic and current photographs of the property, and color and/or material samples when appropriate. Applicants must read through all application instructions and accompanying check lists to ensure that all necessary materials, specifications, thorough descriptions, etc. are submitted.

Enforcement and Penalties

The design guidelines and the Certificate of Approval are enforced in accordance with the provisions of Article VI of the Zoning Ordinance, and violators shall be subject to the penalty provisions contained in the Ordinance.

When all reasonable efforts to avoid a violation have failed, and a property owner is still out of compliance, the Historic District Commission may alert the Amherst Code Enforcement Officer to the situation. The Code Enforcement Officer can issue a written warning to the property owner. If this warning is ignored, the Code Enforcement Officer may proceed by issuing an Order to take an action that would remedy the problem. In an extremely rare scenario where the property owner is still unresponsive, the Building Inspector, Code Enforcement Officer, Zoning Administrator, or other official designated as an enforcement authority may issue a Cease and Desist Order under RSA 673:17-a.

Approval Process for Granting Certificate of Approval

If your application is acceptable and subject to Historic District Commission (HDC) review, staff will inform the applicant of the date, time, and location of the HDC meeting where the case will be presented. Notice will be provided to applicants, property owners and managers, and abutters at least five (5) days prior to the meeting. Applicants or their authorized representatives are encouraged to attend this meeting in order to represent the project and answer any questions. Staff may request additional documentation, material samples, or other relevant information. The HDC will evaluate proposed projects and recommend either approval, conditional approval, or denial of the Certificate of Approval (COA). It is imperative that the applicant or an authorized representative are present at the scheduled meeting to ensure that questions are answered at the appropriate time and to prevent the tabling of an application.

If an application receives an approved COA, work shall not commence until the COA is filed with the Community Development Office. Building permits will not be issued until the COA is filed.

If the HDC denies the application in its current form, the Commission will make suggestions on how the applicant can modify their project to receive conditional approval. If a resolution cannot be reached after the discussion, the HDC will issue a Notice of Denial, which will prevent applicants from obtaining a building permit. For applicants who do not like the HDC’s decision, the applicant has a right to appeal to the Amherst Zoning Board of Adjustment.

Approval Process Flowchart

This flowchart represents a simplified version of the process for appropriate Commission Review proposals and Public Hearings.

SUBMIT APPLICATION

COMMISSION REVIEW CERTIFICATE OF APPROVAL ISSUED

1 2 3

4 APPROVAL

STAFF REVIEW & COORDINATION WITH APPLICANT REVISE APPLICATION TO ADDRESS COMMENTS

Completing the Application

Before any work on a property can be done to alter, repair, construct, add onto, move, demolish, or change the use of a structure or site within the Historic District, the homeowner or authorized representative must fill out an application thoroughly and in its entirety. Not only is a filled out application required, but the more thorough the application is, the quicker a Certificate of Approval could be issued.

When submitting the application, a few administrative items are due at the same time. These items include fees, abutter lists, requests for zoning variances if appropriate, or permits or approvals from other local, state or federal agencies.

There is a checklist in the application for supplemental materials need to be submitted. The applicant must also fill this checklist out, to the best of their ability, with the rest of the application. Review and read the application thoroughly and make sure the application is filled out as completely as it can be prior to submission.

For complex projects, it is recommended that you request a hearing with the HDC at their next meeting for a conceptual consultation. For a more thorough explanation, please see the Administration section in the Appendix, starting on page 96 of this document, for the full Administrative process.

Other materials to include with your application are:

• A narrative description of the history and architectural style of the building

• Photographic or physical evidence to support the proposed work

• Photographs of the existing conditions of the proposed work area

• Accurate scaled drawings, renderings, or illustrations of the proposed work

• Complete specifications for each material in the proposed project.

For example, when replacing a door, a photograph of the existing door and the exact specification of the replacement door should be provided. Approximate sketches of the replacement are not sufficient enough.

Project Planning Maintenance Interior Work

You are encouraged to discuss your proposed project with staff at the Community Development Office for guidance and evaluation of the list of proposed project components for appropriateness within the guidelines. Often, projects include a mix of components, including routine maintenance not requiring a Certificate of Approval (COA), items that may be subject to staff approval, and items that are subject to Historic District Commission (HDC) approval. Staff can provide a path of approvals to applicants in order for projects to be able to move forward predictably and as swiftly as possible.

In the case of complex projects — such as building additions, whole-building renovation projects, new construction, or any project that may require review from multiple Commissions and Boards — it is best to meet with the HDC as early in the project as possible, even before submitting a COA Application. Contact the Community Development Office to be included on the agenda for an informal discussion at the next HDC meeting.

Regular maintenance of your property once you have completed its rehabilitation is necessary. Poor maintenance practices diminish historic character and property values just as much as poor rehabilitation. Develop a seasonal inspection procedure in which you watch for trouble in gutters, downspouts, site drainage, and roofing materials. Look for evidence of moisture damage to wood and masonry building components. Find and correct the causes — not just the symptoms — of any trouble right away.

For more information, see Section 5 in the following chapter for more information on maintenance.

As you plan a project, consider the impact of interior work. Plumbing, heating, or electrical system work, for example, is not subject to review if it has no exterior visual impact on the building, though it may be subject to other permits and approvals outside the HDC. If this work does create an exterior impact such as a new location for an AC condensing unit, then it is subject to review. Nonetheless, this work can have a significant impact on character and historic integrity. Avoid removing original walls and partitions if at all possible. Also avoid, as much as possible, excessive cutting through or removal of walls, baseboards, and floors while installing mechanical systems. Try not to let your building become just an historic shell, with a completely new interior devoid of historic features.

The Structure of Chapter III

The chapter that begins on the following page contains the design guidelines. Each section within the chapter discusses a different building component or type of construction project, such as new construction or a new addition our outbuilding. These guidelines also include sections from the previously written Historic District Commission (HDC) Regulations adopted in 2023.

Each section starts with an introduction page that consists of key takeaways and a chart with projects commonly seen by the HDC and the approval process. Following the introduction are the detailed guidelines and an “Include in the Application” section, which lists the items needed to include in the application submission.

Many of the sections also include graphics and photographs to offer clarity to what is and is not appropriate in the Historic District.

CHAPTER III DESIGN GUIDELINES

SECRETARY OF THE INTERIOR’S STANDARDS FOR REHABILITATION

The primary standards which are used by the Historic District Commission for reviewing proposed changes to properties are the U.S. Secretary of the Interior’s Standards for Rehabilitation.

These Standards were originally published in 1977 and revised in 1990 as part of the Department of the Interior’s regulations (36 CFR Part 67, Historic Preservation Certifications). They pertain to historic buildings of all materials, construction types, sizes, and occupancy and encompass the exterior and the interior of historic buildings (note: interior renovations are not reviewed by the Town).

The Standards are listed below:

1. A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships.

2. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided.

3. Each property will be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken.

4. Changes to a property that have acquired historic significance in their own right will be retained and preserved.

5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved.

6. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence.

7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used.

8. Archaeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken.

9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work shall be differentiated from the old and will be compatible with the massing, size, scale, and architectural features to protect the integrity of the property and its environment.

10.New additions and adjacent or related new construction will be undertaken in a such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.

TREATMENT OF HISTORIC PROPERTIES

There are four (4) treatment methods for an historic property as defined by the Secretary of the Interior’s Standards for the Treatment of Historic Properties. The four methods are listed below:

1. Preservation: defined as the act or process of applying measures necessary to sustain the existing form, integrity, and materials of an historic property.

2. Restoration: defined as the act or process of actively depicting the form, features, and character of a property as it appeared at a particular period of time by means of the removal of features from other periods in its history and reconstruction of missing features from the restoration period.

3. Rehabilitation: defined as the act or process of making possible a compatible use for a property through repair, alterations, and additions while preserving those portions or features which convey its historical, cultural, or architectural values.

4. Reconstruction: defined as the act or process of depicting, by means of new construction, the form, features, and detailing of a non-surviving site, landscape, building, structure, or object for the purpose of replicating its appearance at a specific period of time and in its historic location.

The treatment method most utilized by the Amherst Village Historic District is rehabilitation.

Repair and maintenance are two additional treatment methods that often get interchanged with one another. The two treatment methods are defined as below.

• Repair: the act of fixing a building component when it is already damaged, broken, or stops working effectively, and bringing that component back to its proper functionality.

• Maintenance: the act of doing preventative work on a building component to prevent damage and prolong the life of that component and ensure it is in good working condition. Conducting regular maintenance prolongs the need for doing repairs.

Purposes

Section 1.1 General Guidelines

A. The purpose of these guidelines is to guide construction, maintenance, and rehabilitation of properties in the Amherst Village Historic District Overlay as delineated by the Town of Amherst Zoning Ordinance and associated zoning map so as to preserve the distinctive character and integrity of the district. The guidelines are intended to ensure that properties in the district are not altered inappropriately. The goal in developing these guidelines is to set up clear and objective rules so that decisions and permits are not based on the personal tastes and preferences of Commission members reviewing proposals for change.

B. Whenever an application for the alteration, construction, repair, moving, demolition, or change of use of any structure or place located within the Amherst Village Historic District is received, the Historic District Commission shall consider said application; and shall act to approve, conditionally approve, or disapprove the application within 45 days, unless an extension is mutually agreed to by the applicant and the Commission.

General Criteria

Section 2.1 General Guidelines

In making a determination on an application, the Historic District Commission shall take into account these guidelines and include their findings as applicable in their approval, conditional approval, or disapproval of the application:

A. The historical, architectural, or cultural value of subject buildings, structures, or landscapes and their relationship and contribution to the setting.

B. The compatibility of the exterior design, arrangement of elements, texture and materials proposed to be used in relationship to existing buildings or structures and their setting.

C. The scale and general size of new construction in relationship to existing surroundings, with consideration of such factors as height, width, street frontage, number of stories, roof type, (windows, doors etc.), and architectural details.

D. Other factors including yards, off-street parking, screening, fencing, entrance drives, sidewalks, signs, lights, and/ or landscaping which might affect the character of any building or structure within the district and similar factors which relate to the setting for such structure or grouping of structures.

E. The impact that the applicant’s proposal will have on the setting and the extent to which it will preserve and enhance the historical, architectural, and cultural qualities of the district and community.

F. Structures or sites which are architecturally important as unique constructions or as exceptionally fine examples of their period, region, or style (“Significant Structures”) shall be altered only so as to conform more closely to their original or most characteristic appearance. In such cases, the original or most characteristic appearance must be determined through documentation.

G. These guidelines shall be most strictly enforced for structures, facilities, and conditions within the public view. The public view shall include neighboring properties to the extent that the structure, facility, or condition may be reasonably observed from neighboring property.

Preservation Guidelines 3

Section 3.1: General Guidelines

A. For guidance and recommendations on rehabilitation, preservation, and maintenance homeowners are encouraged to refer to the U.S. Secretary of the Interior’s Standards for Rehabilitation.

B. The Commission shall be guided by the following principles:

1. Every reasonable effort shall be made to provide a compatible use for a property which requires minimal alteration of the building, structure, or site and its environment, or to use a property for its originally intended purpose.

2. The distinguishing original qualities or character of a building, structure, or site and its environment shall not be destroyed. Any historical material or distinctive architectural features shall not be removed or altered.

3. All buildings, structures, and sites shall be recognized as products of their own time. Alterations that have no historical basis and which seek to create an earlier appearance shall be discouraged.

4. Changes which may have taken place in the course of time are evidence of the history and development of

a building, structure, or site and its environment. These changes may have acquired significance in their own right, and this significance shall be recognized and respected.

5. Distinctive stylistic features or examples of skilled craftsmanship which characterize a building, structure, or site shall be treated with sensitivity.

6. Deteriorated architectural features shall be repaired rather than replaced, whenever possible. In the event replacement is necessary, the new material shall match the material being replaced in composition, design, texture, and other visual qualities. Repair or replacement of missing architectural features shall be based on accurate duplications of features substantiated by historical, physical, or pictorial evidence.

Minimum Maintenance 4

Once a rehabilitation project has been completed, regular maintenance of the property is necessary. Regular maintenance ensures that the building and property is in good condition and the historic character is maintained by developing a seasonal routine. It is important that when a problem arises, such as moisture damage to wood or masonry, the cause of the problem is found and corrected, and not just the symptoms of the problem, to ensure further damage is avoided.

Section 4.1 General Guidelines

A. Owners of all buildings shall provide sufficient maintenance to keep such buildings from falling into a state of disrepair. Owners shall therefore be responsible for taking at least the minimum steps necessary to prevent the deterioration of components which could cause an unsafe condition or a detrimental effect upon the character of the Amherst Village Historic District or which could lead to a later claim that deterioration has become so advanced that demolition or removal of architectural features is necessary.

B. In cases where deterioration has already progressed to an advanced state and where immediate removal is requested by the owner, the standards for review of demolition contained in the U. S. Secretary of the Interior’s Standards for Rehabilitation shall be applied. In all cases, where at all applicable, non-structural architectural features shall be repaired.

C. Develop a seasonal inspection procedure in which you watch for trouble on building components such as gutters, downspouts, roofing materials, windows, siding, and utilities & mechanical equipment. Find and correct the cause of any damage, not just the symptoms that indicate the damage.

SAMPLE HOME MAINTENANCE CHECKLIST

Spring

□ Clean up leaves

□ Check concrete and/or masonry for cracks

□ Clean gutters & downspouts

□ Wash windows and doors

□ Oil garage door

□ Inspect roof and chimney for any leaks

□ Wash siding and spot clean problem areas on masonry

□ Check chimney bases & foundation

Summer

□ Cut grass regularly

□ Check sprinkler system

□ Clean out landscaping near foundation

□ Dig up and spray weeds

□ Complete exterior repair projects

□ Clean chimney

□ Paint exterior woodwork

□ Examine windows and doors

Fall

□ Rake leaves

□ Clean gutters

□ Shut down sprinkler system

□ Collect firewood

□ Secure handrails and steps

□ Check insulation and weatherstripping at windows and doors

Winter

□ Shovel snow

□ Clean gutters

□ Check for ice frozen in gutters

Annual Maintenance

□ Inspect HVAC system

□ Clean chimney

□ Inspect roof and flashing for damage

WHAT NEEDS HDC APPROVAL?

Items frequently subjected to HDC review:

• Additions/demolitions

• Air conditioning/heat pumps/ generator units

• Awnings and canopies

• Chimneys and caps

• Construction of a new building/home

• Doors/replacements

• Exterior lighting fixtures

• Garden houses/storage sheds

• Landscaping (fencing, walls, drive/ pathways/parking)

• Mechanical and plumbing vents

• Porches/screens/railings

• Roofing

• Shutters and hardware

• Siding

• Signage

• Skylights/cupolas/weather vanes/ dormers

• Solar panels

• Swimming pools

• Windows/replacements

Relocation & Demolition

Amherst Village Historic District is distinct in its high number of historic buildings that have been meticulously maintained and expertly preserved. To relocate or demolish a building within the district would be a great disservice to the character of the district. Therefore, buildings shall not be demolished or removed from their present sites except for good cause shown. Applicants shall have made a reasonable effort to maintain the existing structure on the existing site.

KEY TAKEAWAYS

Demolishing or relocating historic buildings is never appropriate.

The demolition or relocation of an historic building will always be reviewed by the HDC.

Detailed Relocation & Demolition Guidelines

Buildings shall not be demolished or removed from their present sites except for good cause shown. Applicants shall have made a reasonable effort to maintain the existing structure on the existing site.

Section 5.1 Demolition

A. Demolishing Historic Buildings Is Not Appropriate

1. Historic buildings are to be maintained and preserved. Demolition of contributing buildings — particularly those that are structurally sound — is not appropriate and will not be approved. Buildings with substantial deterioration affecting their structural integrity may have more cause for approval of demolition at the discretion of the HDC. In these situations, it should first be established that the condition of the building is not the result of negligence by the applicant, and that reasonable effort to maintain the existing structure was made.

B. Stabilizing & Securing Vacant Buildings

1. Existing historic buildings should be stabilized and secured to prevent damage from inclement conditions, pests, and vandalism. Vacant structures should be made weathertight by any means necessary.

C. Non-Contributing buildings May Be Demolished

1. Buildings and additions constructed outside the district’s period of significance are non-contributing and may be demolished with approval from the HDC. Buildings that have undergone significant alteration and no longer reflect their historic character are likely non-contributing and may be demolished if determined to be non-contributing by the HDC.

D. Steps to Follow if Demo is Approved

1. In the rare instance where the demolition of an historic building is approved, the following should be undertaken:

a. A package should be submitted documenting the building’s existing conditions through photography and/or drawings.

b. Salvaging of intact and significant architectural materials and features, such as windows, doors, hardware, masonry, and siding that could be reused is encouraged.

c. Quickly clear the site of all debris following demolition.

d. Submit a proposed redevelopment plan that aligns with the guidelines for new construction.

Section 5.2: Relocation

A. Relocating Historic Buildings is Not Appropriate

1. Historic buildings and their relationship with adjacent buildings and the landscape must be retained.

B. Moving Buildings onto Site

1. Moving buildings onto the property is not recommended. Doing so will create a false historical appearance of the overall property.

INCLUDE IN APPLICATION:

• Existing conditions via photography and/or drawings

• Redevelopment plan in the form of site plans and floor plans for new construction

Adaptive Reuse

With larger rehabilitation projects, it is important to ensure that the integrity of the exterior of the building remains intact, especially that of the primary facade. This can affect the finishes, placement of doors or windows, and the overall shape, character, and proportions of the building.

KEY TAKEAWAYS

The historic architectural character of the building should remain.

Exterior openings and doors should remain in place.

Detailed Adaptive Reuse Guidelines

Section 6.1 General Guidelines

A. The historical architectural character of a building or structure–expressed by design, style, rhythm, form, massing, scale, proportions, features, and materials –shall be maintained or restored. When a change is proposed, significant existing materials and elements shall be retained whenever possible.

B. Use of synthetic (typically, aluminum or vinyl) siding shall not be permitted. Structures including fencing shall be constructed from natural materials (i.e., no vinyl, plastic, PVC or chain link). (03-99)

C. Any new design elements introduced shall respect the character and history of the building. The design of such elements shall not seek to create an appearance earlier than that appropriate for the building.

D. The choice of exterior paint color is not regulated, but it is recommended that colors be compatible with those used on other historical buildings in the neighborhood.

E. Existing historical doors shall be retained and rehabilitated wherever possible. Where doorways must be altered, doors and entranceways shall be designed to respect the exterior architectural integrity

of the building. Storm doors and screen doors shall have plain–not scalloped or cross buck–stiles, rails, and panels and shall have hardware appropriate to the period.

INCLUDE IN APPLICATION:

• Zoning variances

• Narrative description of the project scope

• Photographs and scaled drawings of existing conditions

• Scaled drawings, material and item specifications as appropriate for the scope of work

The addition of modern utilities, such as HVAC and electrical systems, is crucial to ensuring the continued use of historic buildings. Adding these mechanical systems is a delicate process, and these interventions must be planned, designed, and installed with care so as not to impact or damage the historic fabric of the building. It is important that these systems have limited visibility and impacts to historic features.

KEY TAKEAWAYS

Utilities should be installed in a manner that does not detract from characterdefining features.

Install new equipment in a low visibility location on the building or in the rear of the property.

Placing equipment in a location that detracts from character of the building

Placing equipment on the building in a low visibility location

Detailed Utilities & Outdoor Mechanical Guidelines

Section 7.1 General Guidelines

A. Utilities and outdoor mechanical equipment (e.g., ducts, fans, electrical service lines, communications service lines, air conditioners, etc.) shall be installed in a manner that creates the least disturbance to the historical appearance of the building and which involves the minimum alteration to its structural integrity.

1. The placement of utilities in a manner that detracts from the decorative or character-defining features that are important to the overall historic character of the building shall not be permitted.

2. Utilities shall not be placed on the structure in highly visible locations.

3. The minimization of the appearance of utilities shall be considered in the following, descending priority:

a. Burial: whenever possible, utilities, tanks, service lines, pipes, conduit, etc., shall be buried to completely eliminate visibility.

b. Placement: when burial is not an option, utilities shall be placed in a position to minimize visibility from public view, such as by placing the utility in the rear of the structure.

4. While not a substitute for burial and placement identified above, utilities shall be further obscured with some of the following considerations:

a. landscape buffers which obscure visibility in all seasons, such as the inclusion of mixed vegetation to include coniferous plants;

b. painting the same color as adjacent materials can be used to further camouflage;

c. the installation of a privacy fence may be considered, though this option shall only be considered if other options will fail to obscure the utility from public view (see Section 12.8 for more information about acceptable styles).

5. Solar panels are reviewed on a caseby-case basis.

EQUIPMENT IN THE REAR OF THE PROPERTY

INCLUDE IN APPLICATION:

• Zoning variances

• Narrative description of the project scope

• Specifications of utilities and equipment, including size, color, & mounting requirements

• Description of how the appearance of the equipment will be minimized

Construction of New Buildings 8

For the purpose of these guidelines, the following can be applied to any new construction within the Amherst Village Historic District, be that new residential buildings, new commercial buildings, or new accessory buildings such as garages or additions. Property owners within the historic district are responsible for designing and building new structures that complement and respect the district’s historic characteristics.

KEY TAKEAWAYS

New construction should complement the existing streetscape and buildings in the immediate area.

New construction should draw on historic design elements consistent with the Historic District.

A new replacement structure should match the scale and style of the building it replaces.

Detailed Construction of New GuidelinesBuildings

Section 8.1 General Guidelines

A. New construction shall be complementary to the configuration of existing buildings and streetscapes, including in height and width, and shall be governed by these guidelines as appropriately interpreted for new construction.

B. Construction of new buildings: new building massing and style shall be distinctly residential in character, drawing on local historical design elements that are consistent with rural village characteristics of Amherst Village Historic District architecture. Garage entrances shall be placed on an inconspicuous side or rear elevation out of the public view or, failing this, well set back from the house façade. (06- 2009)

C. Each housing development shall be designed and constructed to complement and harmonize with the Amherst Village Historic District, particularly with regard to size and scale of the development and its prominence and visibility to the community generally and to surrounding neighborhoods in particular. Housing developments shall include a wide variety of house sizes, a mix of styles, and open spaces, reflecting the same in the Historic District. Housing developments shall be landscaped to enhance their compatibility

with surrounding areas, with emphasis given to the utilization of natural features wherever possible. (06-2009)

D. New construction that replaces a previous structure that was recently destroyed or removed shall have consistency in scale and style with the previous structure, where the degree of consistency in scale and style shall be highest for previous structures that were:

1. historically significant in style or architectural details; or,

2. in a prominent location. (06-2009)

Section 8.2 New Construction Materials

A. New Siding Dimensions

1. New siding should generally follow the dimensions of historic sidings within the district.

B. Wood or Fiber Cement Siding

1. New wood is preferred.

2. Fiber cement siding may be acceptable based on the building location, prominence in relation to significant historic features, or other factors.

C. Vinyl, Composite, or Engineered Siding:

1. New vinyl, composite, or engineered siding is not acceptable.

D. Masonry

1. New masonry, such as brick or stone, is preferred. New masonry should be compatible with the historic masonry, but may be differentiated.

INCLUDE IN APPLICATION:

• Zoning variances

• Narrative description of the project scope

• Site plan showing abutters, the dimensions and location of the proposed building or addition, and relation to site features

• Elevation drawings of the proposed work showing its relationship to remaining buildings and neighboring properties

• Description of how the building will be complementary to the district

• Details of the new building’s massing and style

KEY TERMS TO KEEP IN MIND WHEN DESIGNING NEW CONSTRUCTION

Height: The height of a new building should be relatively consistent with the adjacent historic buildings.

Width: The width of a new building should be relatively consistent with nearby historic buildings, as well as with the historic lot size.

Massing: The existing relationship between the width and the height of the street-front elevation(s) of the buildings in the immediate area should be maintained. The relationships between the building and the lot itself is also important to consider.

Rhythm: In architecture, rhythm refers to the repetition of patterns, shapes, forms, elements, and colors. This can apply to continuity of height, setbacks, window or door openings, and exterior building finishes. The overall rhythm of the block should be maintained when designing a new building.

= EXISTING STRUCTURE = NEW CONSTRUCTION = PROPERTY LINE

THIS SAMPLE DIAGRAM SHOWS THAT THE ACCESSORY BUILDINGS ARE PLACED TOWARDS THE REAR OF THE PROPERTY AND ARE SUBORDINATE TO THE PRIMARY RESIDENCE. NEW CONSTRUCTION IS SHOWN TO HAVE MASSING PROPORTIONAL TO THE EXISTING STRUCTURES, AND NEW ACCESSORY BUILDINGS ARE SET BACK AND ALIGN WITH THE EXISTING ACCESSORY STRUCTURES.

Through the regulation of streetscape components, such as materials for driveways and walkways, the removal of trees, appropriate lanterns and lamp posts, and mailboxes, the design of the curb and streets in front of the buildings in the Amherst Village Historic District appear cohesive and complementary of each other.

KEY TAKEAWAYS

Existing historic and traditional boundary markers should be preserved.

Mature trees should be maintained and protected.

The preferred outdoor lamp should match what was installed historically.

The preferred lamp post is a square post made of cedar if documentary or physical evidence cannot be found.

Detailed GuidelinesStreetscape

Section 9.1 General Guidelines

A. The establishment of off-street parking shall be encouraged to be placed to the rear of buildings where such is reasonable and available, and fenced or screened with appropriate plantings.

B. Any alterations requiring changes to the topography of any property which shall materially change the landscape shall require an application to the Historic District Commission. Where changes in the existing ground level are necessitated by installation of foundations or sewage systems, etc., the Commission may require appropriate fill, grading, or planting to render the altered area compatible with its surroundings.

C. Historical and traditional markings for property boundaries and grounds–such as stonewalls, fences, and tree borders–should be preserved. Replication or extensions may be introduced where appropriate. Extensions such as fencing must be made of natural materials. (031999)

D. The visual impact of telephone and electrical wires and meters as well as all other utility structures and equipment shall be minimized. Meters shall not be placed on the primary facade of a building but

shall be located so as not to limit access by public service personnel. Personal wireless service facilities, as defined by the Telecommunications Act of l996, and including accessory and related structures must use concealment techniques and/ or engineering designs which minimize the height and visibility of any structures. Applicants must demonstrate that they have met or attempted to meet this standard utilizing state of the art technology and alternatives before approval by the Board. See Section 7 for more detail on utilities.

E. Public visibility of any of the following may be ordered to be minimized or concealed where the condition is found to not be in character with the Amherst Village Historic District:

1. Man-made decorative objects, large or obtrusive personal property, equipment, and machinery such as bulldozers, storage sheds or outbuildings, landscaping features, and modern appurtenances such as above-ground pools, tennis courts, antennae, and trash receptacles.

F. Mailboxes are anachronistic and should be unobtrusive so that they can blend into the background and not be a focal point. Mailbox posts and supports shall

be simple in style. For example, they shall be made of wood and be simple in design with nothing ornate and no carved details. (06-2009) When using a granite post, historic split granite posts shall be used. Mailboxes shall be simple in design/ style and the color of the mailbox shall be neutral, such as black, gray, white, etc., so that they are not a focal point.

Section 9.2 Removal of Trees

A. Though not regulated by the Historic District Commission, every effort shall be made to maintain and protect mature trees that contribute to the character of the Historic District. (10-2013) After the removal of a tree, the stump shall be ground down or removed to at least six (6) inches below grade level.

B. If a mature tree must be removed due to poor health of the tree and not because it is causing any damage to the built environment by way of intrusive roots, it should be replaced with a new tree of the same species to maintain the character of the landscape of the Historic District.

SINGLE ON WOODEN POST

MAILBOXES

APPROPRIATE MAILBOX STYLES

MULTIPLE ON WOODEN POST

SINGLE ON GRANITE POST

Mailboxes should be anachronistic, unobtrusive, and simple in style. The color should be neutral, like black, gray, white, etc. in an effort to not be a focal point.

Wood Posts

Wood posts should be simple in design, with no carved or ornate details.

Granite Posts

Granite posts should be simple in design, and historic split granite posts shall be used.

Detailed GuidelinesStreetscape

Section 9.3 Walkways, Sidewalks, Roadway, Parking, and Curbing

A. Private Residences

1. Acceptable materials to be used for driveways, walking paths, patios or other similar surfaces shall be considered in the following, descending priority:

a. natural materials, such as granite pavers, gravel, stone dust, or earth;

b. synthetic materials that are inappreciably different in appearance from natural materials, such as interlocking pavers, brick pavers, or other paver blocks;

c. asphalt shall be limited to areas of necessity and shall not be expanded or applied to auxiliary spaces such as supplemental parking areas.

B. Public infrastructure and private roads

1. Sidewalks. Sidewalk materials shall be consistent with the materials considered above. Where there is sufficient space, a strip of grass between the sidewalk and road shall be maintained.

2. Roadways. Roadway widths and pavement markings shall be minimized. Centerlines are not permitted except when required by

the Federal Highway Administration (FHWA) Manual on Uniform Traffic Control Devices. Curbing shall be generally discouraged along roadways and driveways. Existing curbing shall not be extended. Where curbing is absolutely necessary, granite curbing shall be used. Asphalt curbing shall be discouraged.

3. Signage. Wherever possible, signage shall be minimized and discouraged unless absolutely necessary. Roadway signage posts shall use Manual on Uniform Traffic Control Devices-compliant, crashworthy wood posts (e.g., cedar, uncolored pressure treated) with required breakaway drill holes at the base. The use of tube, u-channel, or other metal signposts shall be discouraged.

4. Guardrails. Square or rectangularstyle, steel-backed timber guardrails shall be the preferred guardrail style in the Amherst Village Historic District. These crashworthy guardrails are Federal Highway Administration (FHWA) compliant and exceed the safety parameters of typical metal guardrails. W-beam, box beam, cable, or other entirely metal guardrails shall be discouraged.

C. Parking areas. Parking areas shall be left unpaved or, in the alternative, constructed of granite pavers, gravel, stone dust, or similar paving surfaces such as interlocking pavers, brick pavers, or other paver blocks.

D. Where drainage is a concern, the use of permeable pavers or permeable interlocking pavers shall be encouraged. The use of asphalt for stormwater management shall be discouraged.

INCLUDE IN APPLICATION:

• Narrative description of the project scope

• Photographs of existing conditions

• Material and item specifications as appropriate for the scope of work

Section 9.4: Outdoor Lamps

CHAPTER III: DESIGN GUIDELINES

APPROPRIATE DRIVEWAY AND WALKWAY MATERIALS

NATURAL MATERIALS SYNTHETIC MATERIALS

Detailed GuidelinesStreetscape

Section 9.4 Outdoor Lamps

A. Lamp styles shall be considered in the following, descending priority:

1. outdoor lamp styles installed when the building was originally constructed, based on documentary or physical evidence;

2. or, when the above is not possible, outdoor lamp styles consistent with the original style of the building (e.g., federal, colonial revival, etc.), based on research about the structure or research about other buildings of the same style building in the Amherst Village Historic District;

3. or, when the above is not possible, outdoor lamp styles common to the pre-Victorian, post-colonial era, consistent with the height of the Amherst Village Historic District’s construction, such as the following styles:

a. Colonial Post Lantern (1759-Early 1800s)

The most common lantern style in the early United States was a foursided glass box used to protect candle(s) from wind. Framing material shall be copper.

b. Culvert Lantern (Late 1700s)

These lanterns were indeed popular

in the 1700s and featured additional protections for the lantern’s glass panes making them very popular options on ships and eventually in coastal communities, spreading inland. Framing material shall be copper. These lamps likely succeeded the colonial post lantern due to their improved durability and preceded the onion lamp (see letter c below).

c. Onion Lamp (Early 1800s) Though this style of lantern was likely to have become popular in Amherst in the early 1800s, this style of light is most common in seacoast areas and would likely have been seen as more of a nautical novelty and fairly uncommon in an inland community such as Amherst during that time. Framing material shall be copper.

B. Lamp posts. Wooden lamp posts were common throughout the colonial and post-colonial era. These lamps were mostly used for their utility - to provide outdoor illumination as opposed to their decoration, thus simple, unpainted, square wooden posts were most common. Lamp post styles shall be considered in the following, descending priority:

1. outdoor lamp post styles installed when the building was originally

constructed, based on documentary or physical evidence;

2. square, wooden (often cedar), unpainted lamp post with a simple design (not turned, circular, or ornate) are the most appropriate selection in lieu of documentary or physical evidence;

3. turned, wooden (often cedar), painted lamp posts with modest decorations may be appropriate for especially grand or ornate properties;

4. granite, wrought iron, other metal, vinyl, acrylic, or synthetic lamp posts are not permitted.

C. Electrical conduit and cement bases of outdoor lamps shall not be visible.

D. Light hue. Though not regulated by the Historic District Commission, homeowners may want to consider that candlelight and whale oil were the most common fuels used for lighting in the pre-Victorian, postcolonial era. In order to mimic the color that would have been emitted from these lights, consider using bulbs that emit 2500-2700K color temperature.

APPROPRIATE LAMP STYLES

COLONIAL POST LANTERN CULVERT LANTERN

ONION LANTERN

WROUGHT IRON

LANTERN POSTS

WOOD SQUARE WOOD TURNED

A GOOD RULE OF THUMB FOR EXTERIOR LIGHTING IS TO USE A BULB THAT HAS A COLOR TEMPERATURE OF 2500 - 2700 KELVINS. THIS TRANSLATES TO WARMER LIGHT TEMPERATURES, SEEN HERE ON THE LEFT SIDE OF THE DIAGRAM. WHEN PURCHASING LIGHT BULBS, CONFIRM THE COLOR TEMPERATURE ON THE PACKAGING TO ENSURE IT IS APPROPRIATE FOR THE DISTRICT.

IMAGE SOURCE: HTTPS://WWW.CASADILUCE.CA/BLOGS/HOW-TO/GUIDE-TO-LIGHT-COLOR-TEMPERATURE

Windows are an essential feature of historic homes and buildings. Their designs and materials significantly impact the architectural style of a structure, and serve not only in a functional capacity, but also as an artistic expression of the architect. Their unique features, such as muntins and decorative frames, can help distinguish one architectural style from another. In the Amherst Village Historic District, windows offer a visual glimpse into the neighborhoods’ rich architectural heritage.

KEY TAKEAWAYS

WINDOW COMPONENTS

HEAD TOP OF THE FRAME

SASH

ENTIRE FRAME THAT HOLDS GLASS

PANE

INDIVIDUAL PIECE OF GLASS

MUNTIN

PIECE THAT DIVIDES THE PANES OF GLASS

RAIL

TOP AND BOTTOM OF THE SASH

STILE EITHER SIDE OF THE SASH

MULLION

PIECE THAT CONNECTS TWO WINDOWS

SILL

BOTTOM OF THE WINDOW FRAME

Describing Your Windows

Windows are typically described by the number of panes in the top sash over the number of panes in the bottom sash. In this case, the windows would be described as “4-over-4.”

Detailed Window Guidelines

Section 10.1 Historic and/or Original Windows

For properties located in the Amherst Village Historic District that have been identified in the National Register as contributing and for those properties identified in the Amherst Village Historic District Historic Preservation Survey and Evaluation as noteworthy, the following requirements apply:

A. Existing historical windows shall be retained and repaired wherever possible. If a window is deemed unrepairable by an historic window restoration professional, then in-kind replacement may be considered, see “Section 2: Replacement Windows” for further detail.

B. Historic wood window trim shall not be obscured with other materials.

C. The appearance of windows that contribute to the historic character of the building shall be preserved. Thus, identifying, retaining, and preserving windows and their functional and decorative features that are important to the overall historic character of the building, such as, the window material and how the window operates (e.g. double hung, awning, or hopper) are significant, as are its components (including sash, muntins, ogee lugs, glazing, pane

configuration, sills, mullions, casings, or brick molds) and related features such as shutters.

Section 10.2 Replacement Windows

If an original window is deemed unrepairable by an historic window restoration professional, or if an original window has already been replaced at an earlier time, then in-kind replacement may be considered. The New Hampshire Preservation Alliance may be a resource to find an historic window restoration professional.

A. The principal consideration is that attributes of any new work shall match the style, material, size, width, depth, shape, configuration, operation, dimensions, profiles and detailing of the following, in descending priority:

1. the original construction of the building, based on documentary or physical evidence;

2. or, when the above is not possible, the style of the building (e.g., federal, colonial revival, etc.), based on research or by example of original windows found on other buildings of the same style building in the Amherst Village Historic District;

3. or, when the above is not possible, the style of other buildings in the Amherst Village Historic District.

B. Materials used in the window shall be considered in the following, descending priority:

1. all wood windows;

2. the use of metal clad windows should be considered based on the significance and prominence of the property and other environmental factors;

3. vinyl, vinyl-clad, acrylic, or other synthetic materials shall not be permitted nor fastened to the window.

C. Windows can be either true divided lights or simulated divided lights. For simulated divided lights, permanent muntins shall be an integral part of the window frame, on the interior and exterior of the glazing, with a matching spacer. Applied, embedded, or removable muntin grids shall not be used.

Section 10.3 Windows in New Construction

When constructing a new structure, the restoration of historically character-defining elements is no longer relevant.

A. Materials used in the window shall be considered in the following, descending priority:

1. all wood windows;

2. the use of metal clad windows should be considered based on the significance and prominence of the property and other environmental factors;

3. vinyl, vinyl-clad, acrylic, or other synthetic materials shall not be permitted nor fastened to the window.

B. Windows can be either true divided lights or simulated divided lights. For simulated divided lights, permanent muntins shall be an integral part of the window frame, on the interior and exterior of the glazing, with a matching spacer. Applied, embedded, or removable muntin grids shall not be used.

WOOD WINDOWS

APPROPRIATE DIMENSIONS

ARCHITECTURALLY IMPORTANT

EASILY REPAIRED

EXTREMELY LONG LIFESPAN

VINYL WINDOWS

DIMENSIONS DON’T MATCH HISTORIC

FAUX ARCHITECTURAL ELEMENTS

DIFFICULT TO REPAIR

NOT APPROVED IN THE DISTRICT SHORT LIFESPAN

Detailed Window Guidelines

Section 10.4 Storm Windows

Storm windows can be beneficial when installed over original wood windows because they also protect them from accelerated deterioration.

A. The style shall be of a matching style to the window and generally simple with a large opening that reveals as much of the window as possible.

B. Appropriate usage:

1. The installation of storm windows for the preservation of original windows is most appropriate.

2. The installation of storm windows for other uses shall be considered carefully. If still appropriate, the visibility and the use of synthetic materials shall be minimized.

C. Materials used in the storm window frame are preferred in the following, descending priority:

1. all-wood storm window frame;

2. copper, aluminum, or other metal materials. Except with the use of copper, the visibility of other metals shall be minimized;

3. the use of vinyl or other synthetic materials is not permitted.

D. Protrusion:

1. Storm windows shall be installed in a manner that minimizes the change to the exterior appearance of the building.

2. Flush-mount storm windows that do not involve the addition of an exterior-mounted box protruding from the window frame are strongly preferred.

E. Storm windows with rails that coincide with the frames, rails, stiles and glazing pattern and overall configuration of the associated window are preferred.

F. Storm windows shall not obscure the characteristics of historic or original windows.

G. Storm windows shall be removable to facilitate the restoration and maintenance of historic or original windows.

H. Storm windows shall not be adhered nor fastened directly to the window or shutters.

Section 10.5 Shutters

A. Original and character-defining shutters shall be maintained and rehabilitated.

B. Shutters shall be of the appropriate style for the building and location.

C. Shutters shall be made of wood, appropriately sized, and shaped shutters for the window opening, fitted to cover the window when closed.

D. Shutters shall be operable.

Section 10.6 Screens

A. Acceptable styles include simple screens with large openings that reveal as much of the historic window or door as possible and fit historic openings.

B. Screens shall be removable to facilitate the maintenance of historic windows.

C. Size:

1. Screens (half screens) that minimize the change to the exterior appearance are preferred.

2. Full window screens that cover the entire window covering are discouraged.

D. Though screen material is not regulated, residents are encouraged to consider copper mesh screening, the original window screen material for the era of the Amherst Village Historic District.

E. Materials used in the screen frame shall be considered in the following, descending priority:

1. all wood frame;

2. copper or bronze frame;

3. aluminum or other metal frame while minimizing the appearance of these metals;

4. vinyl, vinyl-clad, acrylic, or other

synthetic materials shall not be permitted nor fastened to the window.

F. Screens shall not be adhered or fastened directly to the window trim or shutters.

INCLUDE IN APPLICATION:

• Narrative description of the project scope

• Photographs of existing conditions

• Specifications that detail material, style, type of construction, dimensions, muntin style, and operation method of new windows

Roofs are a highly visible feature of all homes and buildings. Roof shape and materials are the key contributors to a roof’s character and, as such, a heightened level of importance is placed on these features. The shape and material of a roof also contributes to the character of the building itself, and can help differentiate architectural styles.

On many historic homes, gutters were constructed differently than they are now installed. Both historic and new gutters are an important feature to the overall character of the home.

KEY TAKEAWAYS

The historic roof shape of homes, and their functional and decorative features, should be retained.

Existing historic roof material must be retained and repaired, unless proven necessary to change.

FRONT GABLED ROOF

SIDE GABLED ROOF

HIPPED ROOF

HIPPED ROOF WITH DORMERS

Detailed Roof Guidelines

Section 11.1 General Guidelines

A. The roof, with its shape; features such as cresting, dormers, cupolas, and chimneys; and the size, color, and patterning of the roofing material, is an important design element of many historic buildings.

B. It is important to identify, retain, and preserve roofs, and their functional and decorative features, that are important in defining the overall historic character of the building. This includes the roof shape, such as hipped, gambrel, and mansard; decorative features, such as cupolas, cresting, chimneys, weathervanes; details such as dormer windows, monitors, cornices, bargeboards, brackets; and roofing material such as slate, wood, clay tile, and metal, as well as its size, color, and patterning.

C. Radically changing, damaging, or destroying roofs which are important in defining the overall historic character of the building is not permitted.

D. The rehabilitation of roofs or the construction of a roof on a new structure shall match the style, size, scale, shape, pitch, detailing, and massing that is appropriate to the structure.

E. Materials used for roofing shall be considered in the following, descending priority:

1. the original roof material when the building was originally constructed, based on documentary or physical evidence;

2. or, when the above is not possible, materials consistent with the style of the building (e.g., federal, colonial revival, etc.), based on research about the structure or research about other buildings of the same style building in the Amherst Village Historic District;

3. or, when the above is not possible, roof styles, materials, and colors common to the Amherst Village Historic District’s post-colonial era, such as: cedar shakes, other wood shingles, clay tile, slate, sheet copper, etc.;

4. asphalt architectural shingles, in a color appropriate to the Amherst Village Historic District.

F. Flashing materials shall be considered in the following, descending priority:

1. the original flashing material when the building was originally constructed, based on documentary or physical evidence;

2. or, when the above is not possible, materials consistent with the style

of the building (e.g., federal, colonial revival, etc.), based on research about the structure or research about other buildings of the same style building in the Amherst Village Historic District;

3. or, when the above is not possible, roof styles common to the Amherst Village Historic District’s post-colonial era, e.g., copper, etc.;

4. other materials, such as aluminum;

5. vinyl, plastic, or other synthetic flashing is not permitted.

Section 11.2 Gutters & Downspouts

A. Preference for Preservation of Existing Gutters

1. Existing gutters should be preserved and replaced.

B. Replacement of Gutters on Street-Facing Elevation

1. Replace gutters on street-facing elevations in-kind if they’re beyond repair.

C. Replacement of Gutters on Non-StreetFacing Elevations

1. Replacing gutters on non-streetfacing elevations with k-style or halfround gutters is acceptable.

D. New gutters need HDC approval.

1. If gutters need to be installed on a building that previously did not have gutters, it is recommended that the gutters be box-style or half-round gutters. Research other buildings of the same style within the Amherst Village Historic District that have gutters for reference.

E. Gutter & Downspout Finishes

1. New gutters and downspout finishes should be made of copper, or another metal with a painted finish. To

prevent paint from flaking and peeling within a short period of time, new non-galvanized metal, or aluminum gutters or downspouts, must be coated with a galvanized steel primer before applying the finishing coats of paint.

Section 11.3 Roofs in New Construction

A. Materials for New Roofs

1. Materials for new roofs should generally follow the guidelines for materials on historic roofs.

INCLUDE IN APPLICATION:

• Narrative description of the project scope

• Photographs of existing conditions

• Specifications that detail material, style, size, shape, pitch, detailing, and massing of new roof

Fences are not a required component for a property, but they are most commonly utilized to enhance the appearance of a property, and most importantly, provide security for property owners. It is important that the replacement of historic and newly installed fences throughout the District conform to these guidelines.

KEY TAKEAWAYS

The best approach is to retain and repair historic fences.

Wooden post fences are the preferred fence style for new and replacement fences.

Detailed Fence Guidelines

Section 12.1 General

A fence is a highly visible, architectural feature that shall enhance the character of the house, street, and Historic District. The Commission encourages the replacement over time of fences that do not conform to these guidelines. Existing fences that resemble their historic styles shall only be replaced in kind. New fences intended to replace missing fences shall reproduce the historic style wherever possible, provided sufficient documentary evidence exists.

Section 12.2 Applicant’s Intent

The intent for installing a new fence or changing the style or construction of an existing fence must be clearly stated when applying for a Certificate of Approval. Acceptable reasons include:

A. Restoring a well-documented historic fence, the standards for which shall be the same as those for restoration of a missing architectural feature;

B. Replacing an inappropriate contemporary style fence with an historically appropriate style;

C. Changing a fence style to better complement the rhythm of existing fences of the streetscape;

D. Installing a new fence where one is absent and such absence breaks the welldefined rhythm of existing fences on the streetscape;

E. Protecting the value of a residential property from the negative economic impact of an adjoining commercial property (see Section 12.8);

F. Installing a new fence where the style and location are in keeping with these guidelines;

G. Enclosing the yard for the safety of children and pets.

Section 12.3 Cause for Relief

The basis upon which relief from these guidelines may be granted is stated in the Administration section within Section II: How to Use these Guidelines, in Section 1 A. 10 on page 28. Relief will not be granted based solely upon:

A. Photographic evidence of other fences in the Historic District that do not currently meet these guidelines;

B. The applicant’s personal preference for a non-conforming style of fence;

C. Relative costs of construction or maintenance among various styles of fences;

D. Dislike of one’s neighbor or dissatisfaction with a neighbor’s habits.

Section

12.4

Documentation

Fence applications shall not be approved without clear photographs, sketches and/ or drawings that depict the exact location and accurately represent the proposed final product along with a description of materials and measurements of all members including spacing between members (i.e., posts, rails, distance between pickets, heights, etc.).

Section

12.5

Acceptable Styles

The fence shall be in harmony with the style of the house and rhythm of the streetscape (e.g., simple fence with a vernacular house, simple or high-style house picket fence along a paved sidewalk etc.) Acceptable fences generally include:

A. Post & rail with wooden posts and either timber or board rails. The number of rails shall be two (2) [if timber] and three (3) or four (4) [if board]. Board rail fences shall have a face board on the posts and a board cap along the top.

B. Picket with wooden posts and either flat or square pickets, with or without baseboard. Flat pickets shall not be excessively decorative.

Detailed Fence Guidelines

C. Baluster (i.e., basically a picket fence with a baseboard and cap rail) with either flat or square balusters.

Section 12.6 Unacceptable Styles

Chain link, barbed wire, woven wire, masonry, stockade, lattice, basket weave, and boardon-board are not acceptable. Stone walls generally are not appropriate along village streets and between closely positioned residences in the village. Dry laid stone walls are acceptable as traditional boundaries between pastures and along country roads (e.g., Mack Hill Road, Jones Road).

Section 12.7 Streetscape

A variety of styles of connecting or abutting fences between separate properties along a common street is discouraged (e.g., mixing picket with post & rail). Variety of construction and pattern within a given style is encouraged (see Section 12.11).

Section 12.8 Privacy Fences

A. Privacy fences are allowed only on an exception basis, under extremely limited circumstances, and for good cause shown (e.g., as a visual barrier between residential and commercial properties

to protect the historic integrity of the residential property).

B. Privacy fences generally will not be allowed to separate residential properties if the fence would be visible to the public view. Privacy, per se, shall not be considered sufficient cause for relief.

C. Landscaping is required with privacy fencing. The first course is to consider natural vegetation as an alternative buffer to a privacy fence. Where a privacy fence is approved, the applicant may be required to plant in front of it to soften the fence to the public view.

D. Since privacy fences are functional, not ornamental, only one (1) type is permitted: solid board, straight top with molded cap, post caps allowed, maximum six (6) feet tall.

E. Decorative picket, lattice, or other ornamental treatments along the top of the fence are prohibited. Applied or carved finials are prohibited.

F. Privacy fencing around pools and spas will be minimum four (4) feet [encouraged] and maximum six (6) feet [discouraged], which must be removed if the pool or spa is ever removed.

G. Privacy fencing to obscure utilities from public view in accordance with Section 7.

Section

12.9

Proportions

The height of the fence and the size of the various members (rails, posts, pickets, finials, caps, braces, gates, and panels) and the spacing between pickets, rails, and posts shall be appropriate to the style of fence chosen. For example, materials that are too diminutive and spacing between pickets/ railings that are too open give the historically uncharacteristic impression of lesser quality or poor craftsmanship and are discouraged.

Section 12.10

Materials

Fences shall be built of all natural materials (e.g., no vinyl). Sawn or partially sawn granite posts are not allowed. When restoring a granite post fence, use posts that are split in the same manner as the missing historic posts.

Section 12.11

Construction

Fences pre-built in sections or kit form often create a “packaged” look and will not necessarily conform to these guidelines. Rails shall not be doweled to the posts unless the dowel is sufficiently hidden by pickets or balusters. Rails shall be butt-jointed and toe-nailed to the posts (or mounted on brackets in the case of granite posts). While

the Commission limits the number of fence styles, it strongly encourages variety in fence construction and pattern within those styles. Too many fences of the same manufacturer or construction will give the district an historically uncharacteristic uniform or “packaged” look.

Section 12.12 Paint

Post & rail, picket, and baluster fences shall be painted. Split rail horse fences shall be left natural or treated with a clear stain. Privacy fences may be left natural at the option of the Commission if it is determined that the weathered wood will be less pronounced.

Section 12.13 Gates

Gates shall generally be of the same style as the fence to which they are attached, unless otherwise documented historically.

Section 12.14 Abutting Properties

A. In accordance with Section 2, A. 6.b on page 108 of the Administration section within Chapter 4: Glossary & Resources, all abutters shall be notified of application for fencing.

B. The best side of the fence shall face out from the property.

C. Fencing shall not restrict the views of neighboring residential properties.

Section 12.15 Property Line Disputes

The Historic District Commission will not review a fence application if there is an unresolved property line dispute. In the event of such dispute, the application will be denied, and the fee refunded. Once the dispute is settled, the applicant may re-apply without prejudice. If the fence is approved, the burden is on the applicant to ensure that it is built within the limits of his or her own property lines.

Section 12.16 Retaining Walls

Retaining walls by their nature have a high visual impact because of their bulk and mass and are generally discouraged. Retaining walls shall not be allowed in those cases where enough land exists to re-grade and avoid the need for a retaining wall. Where allowed, retaining walls shall be constructed of fieldstone, preferably laid dry. Retaining walls of railroad ties, timber, or interlocking concrete block are not acceptable where visible to the public or abutting properties.

INCLUDE IN APPLICATION:

• Narrative description of the project scope

• Photographs of existing conditions

• Specifications that detail material, style, construction type, and height

ACCEPTABLE STYLES

SQUARE PICKETS

FLAT PICKETS

UNACCEPTABLE STYLES

MATCHING GATES TO FENCE STYLE

BOARD RAIL FENCE & GATE

SQUARE PICKET FENCE & GATE

FENCE JOINTS

BUTT JOINT

RETAINING WALLS

FIELDSTONE

DOWEL JOINT

RAILROAD TIE

New Exterior Additions 13

This section applies to any new addition built onto an historic structure. It is important to ensure that a new exterior addition must fit with the context of the historic district and that the design must complement the historic character of the original structure.

KEY TAKEAWAYS

The design of an addition should complement, not compete with, the character of the original building.

The addition should be placed on a secondary or rear elevation.

Detailed Exterior Additions Guidelines

Section 13.1 General Guidelines

A. Significant historic materials and features shall be preserved.

1. The design of an addition on a primary elevation or other characterdefining elevation shall not materially obscure, damage, diminish, or otherwise negatively impact the primary elevation or other characterdefining features of that structure.

2. Minimize loss of historic material comprising external walls.

B. The design of the new addition shall complement, not compete with, or detract from, the historic character of the original structure.

1. Make the scale, massing, and proportions of the new addition compatible with the original building to ensure that its historic form is not lost or compromised.

2. Locate or set back the new addition on a secondary or inconspicuous elevation so that the new work does not result in a radical change to the historic form and character of the building from its primary view(s).

C. The historic character of the original structure shall be protected so that the old work remains visually distinct.

1. Consider the new addition both in terms of the use and the appearance of other buildings in the Amherst Village Historic District. The new addition may reference design motifs from the historic building to which it is attached. However, it shall complement, not compete with, or detract from, the original historic structure in terms of massing, scale, proportions, materials, texture, and detailing.

D. Historic and other character-defining settings around the structure shall be preserved.

1. New additions shall be compatible with the historic character of the immediate setting as well as the surrounding and neighboring areas and structures. Historic relationships within the setting and surrounding area shall be preserved in terms of massing, scale, design, material, texture, and relationship of solids to voids.

Section 13.2 Specific Materials Guidelines

A. Siding: Existing Frame Structure

1. On an existing frame structure, new siding should match the existing siding, including materials, dimensions, and color.

B. Wood or Fiber Cement Siding: Existing Masonry Structure

1. For an addition on a masonry structure, new wood siding is preferred. Fiber cement siding is not preferred but acceptable.

C. Vinyl or Composite Siding: Existing Masonry Structure

1. For an addition on a masonry structure, new vinyl, composite, or engineered siding is not acceptable.

D. Masonry

1. New masonry is generally only appropriate when being added to an existing masonry structure. New masonry should be compatible with the existing masonry but may be differentiated.

INCLUDE IN APPLICATION:

• Zoning variances

• Narrative description of the project scope

• Site plan showing abutters, the dimensions and location of the proposed building or addition, and relation to site features

• Elevation drawings of the proposed work showing its relationship to remaining buildings and neighboring properties

• Description of how the building will be complementary to the district

• Details of the new building’s massing and style

COMPLEMENTS, DOESN’T COMPETE

SUBORDINATE SCALE

DOES NOT CONCEAL FEATURES

MINIMAL IMPACT

LIMITED VISIBILITY FROM THE PRIMARY STREET

CHARACTER OF HISTORIC BUILDING REMAINS

BEFORE

AFTER

SUBORDINATE SCALE

COMPLEMENTS, DOESN’T COMPETE SET BACK FROM PRIMARY FACADE

MINIMAL IMPACT

CHARACTER OF HISTORIC BUILDING REMAINS

Foundations 14

A foundation is the base of the building on which it was built. Foundations are often made of masonry units, such as brick or stone, that hold the load of the building it supports. Ensuring the foundation is in good structural condition ensures the structural stability of the building. The materials used in a foundation can often impact the design of the character of the building.

KEY TAKEAWAYS

The best approach is to retain and repair above-grade foundation walls.

Replacement of deteriorated or missing foundation should be done with in-kind materials.

Section 14.1: General Guidelines

A. The repair of existing foundation walls is preferred

1. The repair of above-grade foundation walls is the best practice. This includes repointing foundation stone or brick masonry as needed, cleaning of the foundation, and replacing any missing stones or bricks in-kind.

B. Any missing or damaged features should be replaced

1. If an historic masonry detail is missing or deteriorated beyond repair, it must be replaced with a newly designed detail that matches the existing or missing feature in appearance, form, design, and load-bearing capabilities as much as possible.

C. Non-historic finishes are not appropriate

1. The application of top-coats, such as paint or stucco, that cannot be documented as existing previously are not acceptable.

D. Regular foundation maintenance

1. It is recommended that the foundation be properly maintained by keeping vines, plants, soil, mulch, firewood, and other materials from resting up against the foundation.

These materials hold moisture close to the foundation and can compromise the structural integrity of the foundation.

INCLUDE IN APPLICATION:

• Narrative description of the project scope

• Photographs of existing conditions

• Specifications that detail masonry type and how it matches the existing, mortar type, and other materials

Siding 15

Within the Amherst Village Historic District, wood siding is the most common historic cladding material. Wood-framed residential buildings within the district likely had wood siding even if they do not today.

KEY TAKEAWAYS

The best approach is to retain and repair historic wood siding.

New wood siding is the preferred replacement material.

INCLUDE IN APPLICATION:

• Narrative description of the project scope

• Photographs of existing conditions

• Specifications that detail material, style, dimensions, and how any new materials respect the historic material

ARCHITECTURAL FEATURES

SOFFIT

BARGEBOARD

CORNER BOARD

SIDING

TRIM

FASCIA

Detailed GuidelinesSiding

Section 15.1 General Guidelines

A. Repair of existing wood siding is preferred

1. The repair of existing wood siding is the best practice for siding. Existing siding may be consolidated if portions are damaged and new wood siding is installed that matches the dimensions of the existing siding.

B. If siding needs to be replaced, the use of new wood siding is preferred

1. New wood clapboard siding is highly preferred as the repair or replacement material on wood frame buildings. New wood siding should match the dimensions of the existing siding. If no historic siding exists, other historic buildings of a similar type, style, and date of construction should be referenced to determine the appropriate profile/dimensions of the new siding.

C. Non-acceptable siding materials

1. The following materials are not acceptable to be used as siding within the district:

a. Aluminum

b. Vinyl

c. Plywood

d. Any material not specifically mentioned in the previous paragraphs

D. Other acceptable siding materials

1. Fiber Cement

a. Fiber cement siding may be acceptable for some buildings based on the building’s location, prominence in relation to significant historic features, or other factors.

2. Rough-sawn wood

a. Rough-sawn wood siding may be acceptable for out-buildings

E. Non-Acceptable Installation Techniques

1. The following installation techniques are not acceptable within the district:

a. Siding should not be installed vertically unless there is historic documentation to support its use on the specific building.

b. Enclosing or “boxing in” the eaves is not an acceptable treatment unless there is historic documentation to support its use on the specific building.

F. Covering Existing Masonry

1. It is never acceptable to cover existing masonry with siding.

G. Existing Non-Acceptable Siding

1. Buildings that already have artificial

stone, asbestos, asphalt shingles, or other similar non-acceptable materials are permitted to use similar materials in resurfacing or repairing these existing materials.

MATERIAL COMPARISON

The best approach is to retain and repair the existing wood siding.

• Simple Clapboard Profile

• Smooth & Painted

• Easily Repaired

Fiber cement is a good alternative that closely mimics wood siding profile.

• Smooth & Painted

• Easily Repaired

Vinyl siding is discouraged due to its nonperiod specific appearance, and it’s inability to be easily repaired or painted.

CLAPBOARD SIDING PROFILE BEADED SIDING PROFILE DUTCHLAP SIDING PROFILE

WOOD

FIBER CEMENT

VINYL

Masonry 16

Masonry is a common category of material used in the historic district, and it is used primarily for wall surfaces. Other uses include cornices, pediments, window lintels and sills, and other decorative building elements.

KEY TAKEAWAYS

Decorative masonry elements should always be retained.

Repointing is often the ideal way to repair issues with historic masonry.

Masonry can be washed with mild detergents. 3

Masonry should never be sandblasted.

Historic masonry should never be painted, unless historically documented.

IN NEW ENGLAND

COMMON BRICK BOND PATTERNS

Detailed GuidelinesMasonry

Section 16.1 General Guidelines

A. Architectural features should be preserved

1. Existing decorative masonry elements or designs that give buildings their character, such as decorative brickwork, stone or brick columns, stone veneer elements, cast stone elements, hand-tooled stone, stucco finishes, and terra cotta must be retained, repaired, or replicated in most circumstances.

B. Masonry repair is required

1. Historic masonry materials must not be removed or covered. Where necessary, missing or deteriorated masonry must be replaced with appropriate salvaged or new materials that match the original as closely as possible. When the exterior masonry of a structure must be repaired, the color, texture, pattern (where applicable), and composition of the masonry, and the composition, color, and tooling of the mortar must duplicate the historic condition.

C. The Addition of Non-Historic Features

1. Adding new masonry features on an historic building that cannot be documented as existing previously is not acceptable.

D. Replacement of Missing or Damaged Features

1. If an historic masonry detail is missing or deteriorated beyond repair, it must be replaced with a newly designed detail that matches the existing or missing feature as much as possible.

E. Cleaning Masonry

1. Cleaning masonry must be done by the least damaging method available, ranging from washing at a low PSI with a mild detergent and soft bristle brushes to chemical cleaning.

F. Sandblasting Masonry

1. Sandblasting is not an acceptable method for cleaning and must not be permitted because it destroys brick and reduces the life of buildings.

G. Sealing Masonry

1. Sealants are generally not recommended for use on historic masonry, as it was designed to breathe; masonry walls are designed to allow moisture to work its way to the outside. Sealants also may change the appearance of the masonry. If there are water infiltration issues, the best practice is to repair the masonry or repoint.

H. Painting Historic Masonry

1. Painting historic masonry walls that have never been painted is generally not acceptable. In very few instances, painting may be appropriate when the exposed brick is compromised (very soft and porous), but the paint should be breathable and permeable. Limewash was historically used on 19th century soft brick not meant to be exposed.

I. Painting Non-Historic Masonry

1. Painting non-historic masonry is acceptable.

J. Repointing

1. Repointing on 19th century buildings and older must be completed with a soft mortar, simulating the old lime and sand mortars in appearance and composition. A mixture consisting of one part lime and seven to nine parts of the smallest available mesh sand (to match the historic sand) is recommended. The use of this mortar will ensure that expansion and contraction characteristics of the brick and mortar will be approximated.

2. Repointing on some 20th century buildings may be able to be completed with mortar that includes

some Portland cement. In all cases, the mortar composition must result in a material softer than the brick, or there is risk of damage to the brick wall over time. For all buildings, we recommend property owners complete an analysis of the existing mortar to ensure a good match.

3. The historic joint type must be matched by new repointing. In general, the mortar joint must be concave because this allows for the greatest bond of mortar to brick.

a. The mortar must be tinted to match the color of the historic materials as closely as possible.

b. If brick needs to be replaced, it must match the historic brick as closely as possible.

K. Removing Historic Chimneys

1. Removal of primary, decorative, or highly visible chimneys is not acceptable.

L. Retaining and Repairing Historic Chimneys

1. Historic chimneys should be retained and repaired as needed. Chimney caps or crowns are encouraged to protect historic masonry and may be staff approved.

M. Replacement of historic stucco with Synthetic Materials

1. Substitute or synthetic materials such as Exterior Insulation and Finish Systems (EIFS) are not acceptable replacements for historic stucco.

INCLUDE IN APPLICATION:

• Narrative description of the project scope

• Photographs of existing conditions

• Specifications that detail masonry type and how it matches the existing, mortar type, and other materials

Porches, Stoops, & Decks 17

Porches and stoops are central and distinctive features that have a large impact on historic homes, typically highlighting the primary entrance. Decks are often non-historic features that are important and useful features for today’s homeowners, offering additional outdoor living space. Porches and decks, if designed and built correctly, can enhance a building’s exterior.

KEY TAKEAWAYS

The best approach is to retain and repair historic porches.

New decks on non-street-facing elevations are appropriate and should have as little visible impact as possible.

INCLUDE IN APPLICATION:

• Narrative description of the project scope

• Photographs of existing conditions

• Specifications that detail material, style, construction type, and height, railing profiles, etc.

approval required, coordinate with staff with any questions

by Historic District Commission required

Review by Historic District Commission, approval unlikely

Detailed Porches, Stoops & GuidelinesDecks

Section 17.1 General Guidelines

A. Historic Porches & Stoops Must Be Retained

1. Historic porches and stoops, including their components such as railings and posts, must be retained and repaired. If individual components are deteriorated beyond repair, they must be replaced to match as closely as possible.

B. Code-Compliant Railings

1. If existing historic railings are not code-compliant, the existing historic railings should remain in place with new code-compliant railings being added behind or above. New compliant railings should either match the historic railings or be simplified, and materials should be compatible.

C. Adding New Porches & Stoops

1. When a new porch or stoop is added where one does not exist, the porch or stoop must be compatible with the architectural character of the building. The size, scale, and materials, as well as the detailing of the components of the porch — including roofs, railings, and trim — must be compatible with the existing building and should reference historic buildings of a similar type, style, and date of construction.

D. New Deck on Non-Street-Facing Elevations

1. Decks on the rear and side elevations of a structure are permissible, but must be compatible with the architectural character of the building.

E. New Deck on Street-Facing Elevation

1. New decks are not acceptable on street-facing elevations.

F. ADA-Accessible Ramps

1. The material and design of new exterior ADA-accessible ramps must be as compatible with the existing building as possible. New ramps should match existing materials, such as wood or concrete, and should create as little visual impact as possible.

G. Altering Previously Altered Historic Porches & Stoops

1. Historic porches or stoops that have been altered with non-historic components may be changed to reflect a more compatible design. Historic porches of a similar type, style, or date of construction should be referenced for guidance.

BALUSTRADE RAILING

CODE-COMPLIANT RAILING ADDED ON TOP OF HISTORIC RAILING

Entrances & Doors

Doors are a distinctive feature of the district’s architectural character. Doors, with their various styles and designs, can offer aid in identifying the architectural styles of the buildings they are found on. These architectural elements can contribute significantly to the unique character of the buildings in this unique district.

KEY TAKEAWAYS

The best approach is to retain and repair existing doors and trims.

Street-facing door openings when altered are approved on a case-by-case basis.

ARCHITECTURAL FEATURES

EXTERIOR CASING

RAIL (HORIZONTAL FRAMING)

STILE (VERTICAL FRAMING)

PANEL

SIDELITE THRESHOLD

JAMB

SILL

Detailed Door Guidelines

Section 18.1 General Guidelines

A. Retain & Repair

1. Whenever possible, the building’s historic door(s) and door trim must be retained and/or repaired. Any historic hardware on the door must also be repaired or retained whenever possible.

B. New Matching Doors in Historic Openings

1. If a new replacement door is required in an historic opening, the size, proportion, shape, and configuration of the historic door must be duplicated as closely as possible. If no historic door is present, historic buildings of a similar type, style, and date of construction should be referenced to determine the appropriate style so the door can respect the architectural integrity of the building.

2. New wood doors are preferred, however steel or fiberglass doors are acceptable as long as the door configuration matches the historic door.

C. Changes to Street-Facing Historic Door Openings

1. Historic door openings must not

be redacted, enlarged, or filled in on street-facing facades. Historic transoms must be retained.

D. Fixing Historic Doors in Place

1. If interior design changes dictate the need to close an historic door opening, the door may be fixed in place so as to retain the historic appearance.

E. Changes to Non-Street-Facing Historic Door Openings

1. Historic openings on non-street facing elevations may be infilled, though it is not recommended. When infilling a non-street-facing door, the outline of the historic opening must remain apparent by setting infill material back from the surface and leaving historic sills and lintels in place.

F. New Openings & New Doors

1. In instances where new doors are proposed where there are no existing openings, the new doors may either match the existing historic doors or be similar but simplified versions of the existing historic doors. If no historic door is present, historic buildings of a similar type, style, and date of construction should

be referenced to determine the appropriate style of the door. New openings must be of the same size and at the same height as existing openings.

G. Altering Non-Historic Openings

1. If a door opening is non-historic, it may either be altered to match the existing historic doors and openings or be a similar but simplified version. Non-historic openings may also be removed and infilled.

H. Storm and Screen Doors

1. Storm doors and screen doors shall have plain-not scalloped or cross buck-stiles, rails, and panels and shall have hardware appropriate to the period.

I. Fiberglass Doors

1. Fiberglass doors will be approved by the HDC on a case-by-case basis.

J. Garage Doors

1. New garage doors made of wood or fiberglass will be approved. Garage doors with multiple small windows will not be approved.

SINGLE BOARD AND BATTEN WITH ONE CENTRAL LITE

6-PANEL DOOR WITH STORM DOOR AND FLANKED WITH 5-LITE SIDE LITES

SINGLE 6-PANEL DOOR WITH 5-LITE TRANSOM ABOVE

INCLUDE IN APPLICATION:

• Narrative description of the project scope

• Photographs of existing conditions

• Specifications that detail material, style, construction type, and height

• Description of how existing historic doors are to be retained and rehabilitated, if possible. Otherwise, include a description of how the new door will respect the architectural integrity of the building.

SINGLE 6-PANEL DOOR WITH FANLIGHT ABOVE

12-LITE PANEL DOOR FLANKED WITH 5-LITE SIDE LITES

19 Cornices, Friezes, & Ornamentation

Cornices and friezes are decorative elements often found along roof lines and at the top of columns. The use and design of these elements often depends greatly on the architectural style of the building. Other ornamentation on a building includes elements like lintels, sills, pediments, and dentils, to name a few. These additional decorative elements can accentuate the character of certain architectural styles.

KEY TAKEAWAYS

Ornamental detail should be retained and repaired.

Ornamental detail should not be removed.

Detailed Cornice, Frieze & Ornamentation Guidelines

Section 19.1: General Guidelines

A. Existing design elements and ornamentation, such as brackets, cornices, lintels, sills, and hood molds should be repaired and preserved. Repair and/or replace these ornamental details to match the original

B. The historical architectural character of a building or structure - expressed by design, style, rhythm, form, massing, scale, proportions, features, and materials - shall be maintained or restored. When a change is proposed, significant existing materials and elements shall be retained whenever possible.

C. Any new design elements shall respect the character and history of the building. The design of such elements shall not seek to create an appearance earlier than that appropriate for the building.

D. The removal of important architectural design elements and ornamentation is discouraged. Doing so results in the loss of character of the building.

E. Lintels and Sills

1. Unpainted stone or masonry lintels or sills should remain unpainted.

2. Painted stone or masonry lintels or sills can either be left painted or

be stripped of paint with a gentle chemical cleaner. The selection of a chemical cleaner on painted lintels and sills should be carefully considered as some strippers will prevent new paint from bonding to the material.

VERGEBOARD

ORNAMENTATION

INCLUDE IN APPLICATION:

• Narrative description of the project scope

• Photographs of existing conditions

• Specifications that detail material, style, construction type, size of the detail, and how it is appropriate to the style of architecture

20 Paint & Color Palette

Paint and color are characteristics of a building that can help set a building apart from its neighbors. Selecting a color palette should be done thoughtfully and in consideration of the architectural style of the building.

KEY TAKEAWAYS

Paint colors should be compatible with other adjacent buildings in the historic district.

Maintaining paint finishes elongates the lifespan of the paint. 1 2

The Historic District Commission does not regulate paint colors.

Section 20.1: General Guidelines

A. The choice of exterior paint color is not regulated, but it is recommended that colors be compatible with those used on other historical buildings in the neighborhood.

B. Maintaining the paint finish on wood siding helps maintain the wood, extends the lifespan of the paint, and mitigates the damaging effects of moisture and UV light.

C. A building’s color selection should be based primarily on the following points:

1. The color(s) of the building’s unpainted natural materials (e.g. brick, copper, stone).

2. The color of the surrounding buildings should be considered so that a harmonious streetscape is created.

3. Before making a paint color selection, consider the style, period and historic character of the building.

4. If the goal is to return a building to its original paint colors, paint scrapings can be taken from the building and analyzed to help make that determination. Often, several layers of paint on various elements must be removed to locate the original surface color.

5. Harsh or bold colors which may detract from or overpower the entire facade should not be used.

6. If brick or stone buildings have been previously painted, consider repainting in colors that match the natural colors of the brick and stone, or in colors that will enhance the natural materials.

7. Sources of moisture build up and penetration should be investigated and corrected before your paint project begins.

8. Determine first that repainting is absolutely necessary. In some instances, cleaning the paint surfaces with a garden hose, mild detergent and a soft bristle brush is all that is necessary to make the paint look fresh.

9. Spot prime bare surfaces with an appropriate primer. Caulk or fill areas that allow moisture penetration (around windows and doors, etc.).

10. In general, avoid painting surfaces that have never been painted. For example, stone lintels and sills should remain unpainted.

PAINT MANUFACTURER RESOURCES

Many paint manufacturers have historic paint color collections for historic building owners. These manufacturers have resources and literature for homeowners planning their projects, such as brochures with their entire color collection, or breakdowns of paint color palettes for various architectural styles.

21 Accessory Structures

The guidelines in the following section address smaller structures such as garages, carriage houses, outbuildings, sheds, and other secondary structures. New accessory structures being built should not detract from the existing historic building.

KEY TAKEAWAYS

Historic accessory structures should remain in their original locations.

Historic accessory structures can be incorporated into new additions.

Historic accessory structures cannot be demolished if they contribute to the historic significance of the district.

INCLUDE IN APPLICATION:

• Narrative description of the project scope

• Site plans and elevation drawings showing abutters, the dimensions and location of the proposed structure, and relation to site features and adjacent buildings

• Photographs of existing conditions

• Specifications that detail material, style, construction type, massing and height

Section 21.1: General Guidelines

A. Maintain Existing Historic Accessory Structures

1. Historic accessory structures should be maintained in their original locations. Removing historic secondary structures should be avoided if possible.

B. Follow the design guidelines

1. When altering an existing historic accessory structure, the design guidelines should be followed.

C. Incorporating Historic Accessory Structures into Additions

1. Historic accessory structures may be incorporated into new additions. All new additions will be reviewed by the Historic District Commission.

D. Demolition of Historic Accessory Structures

1. It is not acceptable to demolish an historic accessory structure that contributes to the historic significance of the district. All demolitions will be reviewed by the Historic District Commission.

CHAPTER IV GLOSSARY & RESOURCES

Administration

The following section details the application and hearing process required for issuance of a Certificate of Approval (COA) from the Historic District Commission for any exterior work done on a building within the Amherst Village Historic District. This section also lists required application content for certain project scopes, such as repairs, renovations, change of use, and new construction; and certain building features, like doors, windows, roofs, and utilities.

Section 1: Building Permits, Certificates of Approval, and Notices of Disapproval

A. Building Permits, Certificates of Approval, and Notices of Disapproval. Whether or not a building permit is also required under the Zoning Ordinance, the Commission shall review all applications to construct, repair, move, demolish, change use, or alter any structure within the Amherst Village Historic District for its impact on the district. Upon review and approval, conditional approval, or disapproval of the application, the Commission shall file either a Certificate of Approval or a Notice of Disapproval with the Office of Community Development. Approval, conditional approval, or disapproval of an application shall be in the opinion of a quorum of the voting members of the Commission.

1. Approval. Work shall not commence unless a Certificate of Approval is filed with the Office of Community Development. In cases where a building permit is also required by the Zoning Ordinance, the Building Inspector / Code Enforcement Officer shall not issue the building permit until or unless the Commission has filed a Certificate of Approval.

2. Disapproval. In case of disapproval of any application submitted to the Commission, the grounds for such disapproval shall be adequately stated in the Notice of Disapproval. The Notice of Disapproval shall be binding upon the Building Inspector / Code Enforcement Officer and no building permit shall be issued. Notice of Disapproval holders may make modifications to the disapproved plans and resubmit the application for hearing without prejudice.

3. Conditional Approval. In appropriate cases, the Commission may grant conditional approval of an application, which approval shall become final without further public hearing upon certification to the Commission by its designee, or based upon evidence submitted by the applicant, of

satisfactory compliance with the conditions imposed. Final approval of an application may occur in the foregoing manner only when the conditions are:

a. Minor plan changes whether or not imposed by the Commission as a result of a public hearing, compliance with which is administrative and which does not involve discretionary judgment on the part of the Commission; or

b. Conditions which are in themselves administrative, and which involve no discretionary judgment on the part of the Commission; or

c. Conditions with regard to the applicant’s possession of permits and approvals granted by other boards or agencies or approvals granted by other boards or agencies, including state and federal permits.

All other conditions shall require an additional hearing and notice as provided in Section 2, 6. b., except that additional notice shall not be required of an adjourned session of a hearing with proper notice if the date, time, and place of the adjourned

session were made known at the prior hearing.

4. Certificate of Approval Not Required. Pursuant to Zoning Ordinance Section 4.15, I. 2., a Certificate of Approval is not required for:

a. Ordinary maintenance and repair of any exterior architectural feature which does not involve a change in design, material, or outer appearance thereof; including but not limited to maintenance and repair of firewalls, roofs, chimneys, and temporary removal of shutters;

b. Storm doors and storm windows providing that the original architectural features are not removed or destroyed;

c. Painting or repainting of a building or structure in any color.

5. Findings. Pursuant to RSA 676:3, I., the Commission’s decision to approve, conditionally approve or disapprove an application shall include specific written findings of fact that support the decision. Failure of the Commission to make specific written findings of fact supporting a disapproval shall be grounds for automatic reversal and remand by

the superior court upon appeal, in accordance with the time periods set forth in RSA 677:5 or RSA 677:15, unless the court determines that there are other factors warranting the disapproval. If the application is not approved, the Commission shall provide the applicant with written reasons for the disapproval. If the application is approved with conditions, the Commission shall include in the written decision a detailed description of all conditions necessary to obtain final approval.

In considering the Findings of Fact for each application, the Historic District Commission may consider the General Criteria in Chapter 3, Section 2 of these guidelines, as applicable.

6. Deadlines. The Commission shall file with the Office of Community Development either a Certificate of Approval or a Notice of Disapproval pursuant to RSA §676:9 within forty-five (45) days after the filing of a completed application for the certificate with the Office of Community Development, unless the applicant agrees to a longer period of time. Failure to file the Certificate of Approval within the specified period

of time shall constitute approval by the Commission. Pursuant to RSA §676:3 II, the Certificate of Approval or Notice of Disapproval shall be made available for public inspection within five (5) business days after the commission makes the decision.

7. Commencement of Work. Upon commencement of work, the Certificate of Approval holder shall promptly and diligently pursue completion of the work approved. Work done under a Certificate of Approval shall commence within one (1) year of issuance of the certificate thereof unless otherwise authorized by the Commission.

8. Completion of Work. Work done under a Certificate of Approval shall be completed within two (2) years thereof unless otherwise authorized by the Commission, following a written request by the applicant for an extension.

9. Inspections. Upon completion of the work, the applicant shall call the Office of Community Development for a final inspection, and the Building Inspector/Code Enforcement Officer or Commission Member shall inspect the work for compliance

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with the Certificate of Approval. Notwithstanding the requirement for a final inspection, the Commission reserves the right to make periodic inspections while the work is in progress.

10. Waivers. The Commission shall have the discretion to waive any condition contained in these guidelines for good cause shown. A waiver of these guidelines will be granted if each of the following conditions is found:

a. Granting the waiver would not be detrimental to the historic character, environment, scenic value, or general welfare of the Town.

b. Strict conformity would be difficult, if not impossible, for the applicant and waiver would not be contrary to the spirit and intent of the guidelines; OR

c. Specific circumstances relative to the application, of conditions of the property involved in such application, indicate that the waiver will properly carry out the spirit and intent of the guidelines.

Section 2: Application

A. Application. The Commission shall issue a Certificate of Approval or Notice of Disapproval based upon the review and determination of an application. Application forms shall be made available through the Office of Community Development.

1. Deadlines. The applicant shall file a completed application with the Office of Community Development at least twenty-one (21) days prior to the meeting at which the application will be considered. (04-15- 04)

2. Completion. The Commission will only consider a completed application sufficient to invoke jurisdiction to obtain approval. A completed application means that, in the discretion of the Commission, sufficient information is included or submitted to allow the Commission to proceed with consideration and to make an informed decision. A completed application shall, at a minimum, include:

a. For all projects

1. Application Form. An Amherst Village Historic District Application Form, completed and

signed by the property owner and/or applicant along with a completed Amherst Village Historic District Application Checklist.

2. Fee. The payment of the application fee.

3. Abutters List. A list of the names and addresses of the applicants / property owners, and all abutters as defined in RSA §672:3 and one (1) set of addressed adhesive mailing labels per listed abutter. Abutters shall also be identified on any plat or site plan submitted to the Commission.

4. Written authorization from the landowner(s) of record for any agent(s) to represent and sign for the landowner(s).

5. Variances. If applicable, a copy of the Notice of Decision from the Zoning Board of Adjustment granting a request for variance to the Zoning Ordinance.

6. Permits and Approvals. Copies of any required permits and approvals from other local, state, or federal agencies.

7. Any requests for waivers

presented in writing shall cite the specific section of the guidelines requested to be waived and shall include the rationale for the waiver(s) as provided in Chapter 3, Section 2 General Criteria.

8. Plans & Documents

a. Photographs of the existing structure and/or building site clearly showing areas and elements to be affected by the proposed work.

b. Accurate scaled drawings, renderings and/or illustrations of the proposed work sufficient to show the style, design, detailing, treatments, massing, scale, proportions, etc., of the proposed work.

c. Complete specifications and/or descriptions of all materials for each element of the proposed work.

9. Narrative Description:

a. Narrative descriptions, photographic, documentary, or physical evidence to demonstrate the history of the property, the original construction of the building or

structure, or research about other buildings or structures of the same style in the Amherst Village Historic District to support what is proposed in the pending application and assist the Historic District Commission in their decision-making process.

b. The applicant should provide such information as will assist the Historic District Commission in considering the General Criteria in Section 2 and the principles contained in Section 3, Preservation Guidelines, both in Chapter 3 of these guidelines in relation to the specific application.

10. Number and format of copies:

a. Five (5) paper copies of the application form and checklist, plans and supporting documentation.

b. One (1) digital (PDF) copy of the application form and checklist, plans and supporting document which may be submitted by email or physical portable storage device (USB jump drive, etc.).

c. One (1) paper copy of the abutters list and labels.

b. For new construction, building additions, demolition, alterations, repairs or maintenance involving a change in design, materials or outer appearance, moving of structures, site work, change of use or fencing applications:

1. Plan or site plan showing abutters, the dimensions and locations of the proposed building, addition, site work or fencing in relation to the property lines, existing structures, setback lines, curb cuts, historic stone walls, and mature trees greater than 15” in circumference. Drawings should indicate by dotted lines or other means existing foundation or footprint that will be permanently altered as a result of the work (scale not less than 1” = 30’)

2. Elevation drawings of proposed work showing the new work and its relationship to remaining structures. Drawings should indicate by dotted lines or other means existing structures, features, elements, openings,

Administration

detailing, etc., that will be permanently altered or obscured as a result of the new work (scale not less than 1/8” = 1’).

3. For proposed demolitions, the applicant shall demonstrate the reasonable efforts made to maintain the existing structure on the existing site.

4. Description of how the historical character of the building or structure will be maintained or restored.

5. Description and specifications for all proposed site work, streetscape, and lighting materials per Section 9Streetscape.

6. Specifications for fencing materials, style, measurements of all elements, i.e., posts, rails, distance between pickets, height, etc.

7. For new exterior additions: plans, drawings, and other documentation to meet the requirements per Section 13New Exterior Additions.

c. For new construction:

1. Plan or site plan as detailed in Section 2.2.b.1. above, and including location of adjacent structures within 100’ of parcel boundaries.

2. Elevation drawings as detailed in Section 2.2.b.2. above, and including the proposed structure in relation to structures on abutting properties.

3. Limit of proposed tree clearing to be shown on the site plan and demarcated on the site.

4. Description of how the new construction will be complementary to the configuration of existing buildings and streetscapes.

5. Details of new building massing and style.

d. For doors

1. Specifications of doors to include materials, style, type of construction and dimensions.

2. Description of how existing historical doors are to be retained and rehabilitated, if possible. Where doorways must be altered,

a description of how they will respect the exterior architectural integrity of the building.

e. For windows:

1. Specifications to include materials, style, type of construction, dimensions, muntin profile and operation, per Section 10 - Windows.

f. For roofs:

1. Specifications to include materials, style, size, shape, pitch, detailing and massing.

g. For Change of Use:

1. Description of current use and proposed use, including a copy of the Notice of Decision from the Planning Board granting NonResidential Site Plan Approval for the change of use, or a copy of the letter from the Office of Community Development granting an administrative change of use, if applicable.

h. For Utilities and Outdoor Mechanical Equipment:

1. Specifications of the utilities and equipment to include size, color, and mounting requirements.

2. Description of how the appearance of the utilities or outdoor mechanical equipment shall be minimized per Section 7 - Utilities & Outdoor Mechanical Equipment.

3. Determination of Completeness. The Commission shall, prior to the public hearing on the application, determine if a submitted application is complete according to these guidelines and shall vote upon its acceptance. Upon determination by the Commission that a submitted application is incomplete, the Commission shall notify the applicant of the determination in accordance with Section 1, A. 2., and shall describe the information, procedure, or other requirement necessary for the application to be complete in accordance with Section 2, A. 2. The applicant may correct deficiencies in the application and reapply at a later date without prejudice. It is within the Commission’s discretion to continue an application that has been determined to be incomplete to a future meeting, with the applicant’s consent, to allow time for the missing items to be submitted. No discussion

on the merits of the application shall take place and the public hearing shall not begin. The applicant’s consent to continue the application to a future meeting shall be deemed to constitute their agreement to extend the 45-day time period for the Commission to file a Certificate of Approval or Notice of Disapproval with the Office of Community Development.

4. Regional Impact. Pursuant to NH RSA 36:56, I., the Historic District Commission, upon receipt of an application for development, shall review it promptly and determine whether or not the development, if approved, reasonably could be construed as having the potential for regional impact. Doubt concerning regional impact shall be resolved in a determination that the development has a potential regional impact.

Pursuant to NH RSA 36:57, I. & II., upon determination that a proposed development has a potential regional impact, the Historic District Commission shall afford the regional planning commission and the affected municipalities the status of abutters as defined in RSA 672:3

for the limited purposes of providing notice and giving testimony. Not more than 5 business days after reaching a decision regarding a development of regional impact, the Historic District Commission shall, by certified mail, furnish the regional planning commission and the affected municipalities with copies of the minutes of the meeting at which the decision was made. The Historic District Commission shall, at the same time, submit an initial set of plans to the regional planning commission, the cost of which shall be borne by the applicant.

Pursuant to NH RSA 36:55, “…’development of regional impact’ means any proposal before a local land use board which in the determination of such local land use board could reasonably be expected to impact on a neighboring municipality, because of factors such as, but not limited to, the following:

I. Relative size or number of dwelling units as compared with existing stock.

II. Proximity to the borders of a neighboring community.

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III. Transportation networks.

IV. Anticipated emissions such as light, noise, smoke, odors, or particles.

V. Proximity to aquifers or surface waters which transcend municipal boundaries.

VI. Shared facilities such as schools and solid waste disposal facilities.”.

5. Public Hearing. Except as provided for in this section, no application may be denied or approved without a public hearing on the application. At the hearing, any applicant, abutter, holder of conservation or preservation restriction, or any person with a direct interest in the matter may testify in person or in writing. Public hearings shall not be required when:

a. The Commission disapproves an application based upon failure of the applicant to supply information required by the guidelines; or

b. The applicant fails to meet reasonable deadlines established by the Commission; or

c. The applicant fails to pay costs of notice or other fees required by the Commission.

6. Notice. The Office of Community

Development shall provide notice of public hearings on applications as follows:

a. Preliminary Conceptual Consultations: Notice shall not be required for Preliminary Conceptual Consultations between an applicant and the Commission pursuant to Section 2, A.7.

b. Applications for new construction, new exterior additions, demolition, moving of structures, site work, change of use, or fencing: Notice shall be provided to the applicant / property owner and abutters by mail of the date upon which the Commission will consider the application. Notice shall be sent by certified mail at least five (5) days prior to the meeting. Notice to the general public shall also be given at the same time by posting. The notice shall include a general description of the proposal that is the subject of the application and shall identify the applicant and the location of the proposal. All costs of notice shall be paid in advance by the applicant. Failure to pay such costs shall constitute valid grounds for the commission to terminate further consideration and to deny the

application without public hearing.

7. Preliminary Conceptual Consultation. For proposals concerning new construction, new exterior additions, demolition, moving of structures, site work, change of use, or fencing, it is strongly recommended, but not required, that the applicant meet with the Commission prior to filing a complete application.

a. Purpose. The purpose of the meeting is to allow for an informal exchange between the applicant and the Commission to review the basic concept of the proposal and offer suggestions which might be of assistance in resolving problems with meeting requirements during final consideration. In this manner, the Commission may provide preliminary, non-binding guidance on the suitability of the proposal with a minimum burden of expense on the applicant. Such consultation shall bind neither the applicant nor the Commission and statements made by Commission members shall not form a basis for disqualifying said members or invalidating any action taken.

b. Materials. Materials presented for

this discussion should include plats, site plans, drawings, photographs, or other sufficient information to allow for a meaningful understanding of the intended conceptual design.

c. Notice. Such discussion may occur without necessity of giving formal, public notice as otherwise required under Section 2, A. 6., but such discussions may occur only at formal meetings of the Commission.

d. There shall be no application fee for a Preliminary Conceptual Consultation.

8. Due Diligence. Pursuant to RSA 676:8, for projects requiring building permits within the Amherst Village Historic District, the Historic District Commission may request reports and recommendations regarding the feasibility of the applicant’s proposal from the Planning Board, Fire Chief, Building Inspector, Health Officer, and other administrative officials who may possess information concerning the impact of the proposal on the Amherst Village Historic District, and may seek advice, recommendations, or reports from professional, educational, cultural, civic, or other groups or persons as may be deemed

necessary for the determination of a reasonable decision. For projects that do not require building permits, the Historic District Commission may request these same reports, recommendations and advice if it deems it necessary to its decisionmaking process.

9. Appeals. Pursuant to RSA 677:17, any person or persons jointly or severally aggrieved by a decision of the Commission shall have a right to appeal to the Zoning Board of Adjustment.

10. Enforcement. These guidelines shall be enforced in accordance with the provisions of Article VI of the Zoning Ordinance, and violators shall be subject to the penalty provisions contained therein.

11. Site Review. The Commission makes every effort to schedule a site review prior to the hearing on the application. However, if it is infeasible to do so the Commission may table, within the limits imposed by Section 1, A. 6., final consideration of an application pending a site review. The purpose of the site review is to validate the information provided in the application as well

as to determine the effects of the proposal on the subject building, its setting, the surrounding area, and neighboring properties. For proposals concerning new construction, new exterior additions, moving of structures, site work, or fencing, the applicant is required to stake the ground to show the dimensions and location of the proposed building, addition, fencing, or site work. The Commission may require appropriate field demonstration of the proposed massing of new construction in relation to abutting properties and public ways.

12. Forms and Checklists. The Amherst Village Historic District Application Form and Checklist and the “Certificate of Approval/Notice of Disapproval” Form shall be those adopted as part of the Historic District Commission’s Rules of Procedure.

13. Separability. If any section, article, provision, portion, or paragraph of these guidelines shall be held to be invalid or unconstitutional by any court of competent jurisdiction, such holding shall not affect, impair, or invalidate any other section, article, provision, portion or paragraph.

Frequently Asked Questions

Where should I begin the process to get my project approved?

First, confirm that your project satisfies the following conditions:

• your property is located in the Historic District, as defined by these guidelines

• your desired project is subject to HDC review.

Next, download the Historic Guidelines and complete the application. Once completed, or if you need help with the application, please visit the Town Hall and meet with a staff member of the Community Development Department. A staff member will discuss your project and determine if a COA is required and review next steps and materials required to obtain a COA for your property.

How long does it take to have projects reviewed and approved by the HDC?

HDC review and approval typically will take six weeks from start to finish. This is estimated from the time a complete application is submitted to when a COA is received and the appeal period is over. Applications must be submitted to the Community Development Department 21 days before the next scheduled HDC meeting. The Commission meets monthly and reviews applications during a public hearing every third Thursday.

When the Commission grants a COA, there is a 30-day period during which any decision by the Commission may be appealed.

Homeowners are cautioned that any work started during this appeal period is “at-risk”. Projects that include demolition or major new construction should plan on attending several review meetings to achieve a COA.

How strict are Amherst’s HDC guidelines?

Amherst’s guidelines do not require museum quality preservations. The purpose of Amherst’s HDC is to ensure that properties in the district are not altered inappropriately. The Commission recognizes that these are living, vital neighborhoods, and does not want to inhibit that spirit in any way.

What can I do to help improve the likelihood of an application’s approval?

The best preparation is reviewing the HDC guidelines. You may also want to review the Nomination Form from the National Register of Historic Places, especially if there is explicit mention of your property. If you seek an exception from the Commission, it could be helpful to understand the Rehabilitation Standards and Guidance from the U.S. Secretary of the Interior, relevant publications written by or endorsed by the New Hampshire

Division of Historical Resources, and pertinent evidence from trusted sources that discuss the character defining features of a contributing property.

If you are considering a complex project, particularly one that includes an addition or new construction, it is often helpful to meet with the Commission prior to submitting a complete application. The purpose of the meeting is to allow for an informal review of the project and offer suggestions which might resolve conflicts with project requirements and HDC guidelines. Conceptual reviews are nonbinding and free for the applicant.

Is the review process expensive? Do I need to hire an outside professional?

The HDC charges a non refundable application fee of $60, plus an additional fee of $7 for abutter. Applicants are not required to hire an outside professional. Carefully review the design guidelines and fill out the Amherst Village Historic District Application. For complex proposals or those that require the submission of scaled drawings, consultation with a professional is encouraged and may expedite the review process. If you are retaining the services of a professional, it is helpful to work with architects, contractors, and others familiar with the requirements of historic districts.

What can I do to make my historic home more energy efficient?

The Commission is supportive of homeowner’s efforts to make their historic homes comfortable and energy efficient without adversely affecting the historic character of their property and/or the district. The Commission will make every effort to work with you to find a creative way to support your improvements.

In the unlikely event an application is denied, what happens next?

The Commission is dedicated to aid applicants through the approval process. If, after extensive discussion, the Commission does not approve the application in its current form, they will make suggestions on how the applicant can modify their project on which the Commission would conditionally approve the project. If the applicant is unwilling to make concessions, the HDC will vote to deny the application and issue a Notice of Disapproval. This disapproval will prevent applicants from obtaining a building permit. Applicants aggrieved by the HDC’s decision have a right to appeal to Amherst’s Zoning Board of Adjustment.

What are the top misconceptions about the HDC?

The Amherst HDC requires white lights in the Historic District at Christmas time.

FALSE: There is no formal ordinance or regulation advising the use or color of Christmas/Holiday lights. There is an unwritten tradition that “Villagers” over the years follow. Most “Villagers” in the District wait until the tree lighting weekend to turn on their white-window lights creating a unique holiday charm for visitors and travelers to experience in Amherst Village.

The Amherst HDC has jurisdiction on what color I can paint my home.

FALSE: Most historic districts (Amherst included) do not regulate paint color – or any alteration that is considered cosmetic in nature and can readily be reversed. Historic districts that do regulate paint color normally only do so upon the overwhelming desire of the residents within their district.

The Amherst HDC DOES NOT have jurisdiction for replacement projects or projects not visible from public view?

FALSE: Section 5, “Minimum Maintenance,” on pages 36 and 37 of this document provides a good overview of what types of projects require HDC approval at public hearings. When repairs to historic homes are not possible, the HDC encourages replacement in-kind. This does not exempt a project from HDC approval. Every project is carefully reviewed to ensure that new construction reproduces the original feature exactly, including the original material, finish, detailing and texture. Projects with limited or no public visibility are also subject to HDC approval. The public view includes neighboring properties to the extent that the structure, facility, or condition may be reasonably observed from neighboring property. HDC guidelines are most strictly enforced for structures, facilities, and conditions within the public view.

Glossary of Architectural Terms

Abutter - An abutter should be as defined in RSA 672:3 as amended.

Alteration - Any act or process that changes one (1) or more of the exterior architectural features of a structure including, but not limited to, the erection, construction, reconstruction, or removal of any structure.

Alternate Member - A member of the Commission who, at the discretion of the chairperson, serves in the absence or disqualification of a regular member of the Commission.

Appearance - The architectural character and general composition of the exterior of a structure including, but not limited to, the kind, color, and texture of the building material and the type, design, and character of all windows, doors, light fixtures, signs, and appurtenant elements.

Applicant(s) - The owner(s) of record or the duly authorized agent of the owner(s) of record of any land, which is proposed to be developed through the Historic District Application Process.

Asphalt Shingle - A composition shingle with an asphalt-impregnated felt base, surfaced with mineral granules.

Awning - A roof-like cover that projects from a building as is designed to protect from weather or act as a decorative feature.

Baluster - Vertical member under a railing that fills the opening between a handrail and the stair or floor; short pillars or other uprights that support a handrail, such as pickets or spindles.

Balustrade - Series of balusters connected on top by a handrail, used on staircases, balconies, porches, etc.

Bay - Repetitive divisions into which a building is divided.

Bracket - Projecting support member found under eaves or other overhangs; may be only decorative or may be used to support weight.

Building - Any structure or dwelling greater than 32 square feet that has a roof and is intended to shelter people, animals, equipment, or other chattel.

Building Permit (or Permit) - A certificate issued by the Building Inspector/Code Enforcement Officer permitting the building, alteration, installation, repair, or change of buildings, land, or uses as regulated by the Zoning Ordinance.

Casement Window - A window that is hinged on one vertical edge.

Cast Iron - Iron/Carbon alloy that is poured as hot liquids into molds to give it form; can easily be cast into almost any shape, but it is too hard and brittle to be shaped by hammer.

Caulking - Method of filling with an elastic compound all of the small crevices, holes, and joints between different materials that cannot be sealed by any other method.

Cement - Any material or mixture of materials (such as clay and limestone) that is allowed to harden in place; often combined with an aggregate (such as sand or gravel) to form concrete.

Certificate Approval (or Certificate) - A certificate issued by the Historic District Commission indicating its approval of an application to alter, repair, construct, add onto, move, demolish, or change the use of a structure or a site within the Amherst Village Historic District.

Certified Local Government - A city or town that has met specific standards enabling participation in certain National Historic Preservation Act Programs.

Chamfer - A beveled edge on the corner of a porch post.

Change of Use - A change in how a structure or place is utilized or developed, whether for industrial, commercial, residential, or agricultural purposes.

Character - The aggregate of visible historic and architectural features and traits that together form the individual nature of an historic district.

Character-defining Feature - Form, materials, design, craftsmanship, decorative elements, and site features that characterize a property.

Chimney - A vertical shaft of masonry that encloses a flue designed to remove combustion products.

Cladding - Exterior, non-structural finish material on a building.

Clapboard - Twelve- to fourteen-inch hand-split boards used as overlapping horizontal siding.

Column - Pillar that may be square, truncated, patterned, or circular and serves as a support for something resting on its top.

Completed Application - A completed application means that, in the discretion of the Commission, sufficient information is included or submitted to allow the Commission to proceed with consideration and to make an informed decision.

Concrete - Mixture of sand, gravel, crushed rock, or other aggregate held together by a paste of cement and water; when hardened, concrete has great structural strength.

Conservation Restriction - Pursuant to RSA 477:45, a right to prohibit or require, a limitation upon, or an obligation to perform, acts on or with respect to, or uses of, a land or water area, whether stated in the form of a restriction, easement, covenant, or condition in any deed, will, or other instrument executed by or on behalf of the owner of the area or in any order of taking, which right, limitation, or obligation is appropriate to retaining or maintaining such land or water area, including improvements thereon, predominantly in its natural, scenic, or open condition or in agricultural, farming, open space, or forest use or in any other use or condition consistent with

the protection of environmental quality.

Construction - The act of adding an addition to an existing structure or the erection of a new principal or accessory structure on a lot or property.

Contributing Property - A structure or site in the Historic District that generally has historic, cultural, social, economic, political, or architectural significance.

Corbel - A bracket form produced by courses of wood or masonry that extend in successive stages from the wall surfaces.

Cornice - Projecting decorative molding along the top of a building or wall; the upper section of an entablature.

Cupola - Small structure built on top of a roof, originally providing ventilation.

Demolition - Any act or process that destroys in part or in whole a landmark or structure.

Design Guidelines (or Guidelines) - Standards of appropriate design and activity developed by the Commission which offers property owners guidance in preserving the historic and architectural character of a structure, setting, or place, and which standards shall include the Secretary of the Interior’s Standards for Rehabilitation. (See Guidelines.)

Dormer - Vertical window projecting from the slope of a roof, usually with its own roof.

Double-hung Window - A window composed of two movable sashes set one above the other.

Eave - Lower part of a roof that overhangs a wall.

Glossary of Architectural Terms

Elevation - The orthographic projection of an object or structure on a vertical picture plane parallel to one of its sides, and usually drawn to scale.

Entablature - Horizontal construction above a classical column or set of columns; includes three parts - architrave, frieze, and cornice.

Ex Officio Member - Any member of the Commission who holds office by virtue of an official position and who shall exercise all the powers of a regular member of the Commission.

Facade - Front or face of a building; the main view of a building.

Fanlight - Semicircular or fan-shaped window set above a door or window.

Fenestration - The arrangement of window and door openings on a building.

Fiber Cement Siding - A lightweight material that is manufactured to simulate wood products; resistant to rot, termites, and fire, and dimensionally stable.

Fixed Window - A non-operable framed window.

Flashing - Thin, continuous sheet of metal, plastic, or waterproof paper used to prevent water passing through a joint in a chimney.

Frieze - Middle part of the entablature between the cornice and architrave, often decorative.

Gable - Triangular end of a wall under a roof, formed by two sloping sides.

Glazing - Fitting glass into windows or doors.

Gutters - A horizontal trough located near the bottom edge of a roof slope to collect rainwater.

Hip - A roof with four sloped sides.

Historic Property (or Historic Resource) - Any prehistoric or historic site, place, building, structure, or object that is deemed by the Commission to have historic, cultural, social, economic, political, or architectural significance.

Historic District Overlay - An area designated by the Zoning Ordinance of the Town of Amherst and as shown on the Town’s Zoning Map which is superimposed over pre-existing zoning district(s) and which contains within definable geographic boundaries a significant concentration, linkage, or continuity of sites, buildings, structures, or objects united by past events or aesthetically by plan or physical development.

Infill - Buildings that have been designed and built to replace missing structures or buildings so they fill gaps in the streetscape.

In-kind - Staying with the same material or items used originally.

Joint - Junction at which two surfaces meet.

Lite or Light - A glass pane in a window or door.

Lime - Calcium oxide, which comes from burning limestone

Lintel - Horizontal structural member that supports a load over an opening; may be covered by ornamental or trim board.

Maintenance - The on-going repair of any architectural feature that does not involve removal or a change in design, dimensions, materials, or outer appearance of such feature. These kinds of repairs are necessary to protect the existing building materials and prevent material loss or irreparable damage.

Massing - A unified composition of two-dimensional shapes and three-dimensional volumes that defines the form of a structure in general outline rather than in detail and gives the impression of weight, density, and bulk.

Molding - A linear decorative element.

Mortar - Substance used in bricklaying to join masonry units; usually made of cement or lime mixed with sand and water that dries hard and firm.

Moving - Any relocation or removal of a structure on its site or to another site.

Mullion - The vertical bar between coupled windows or multiple windows.

Muntin - Strips separating panes of glass in a window sash.

National Register of Historic Places (or National Register) - Official inventory of “districts, sites, buildings, structures, and objects significant in American history, architecture, archaeology, engineering and culture.”

Newel Post - A post supporting one end of a handrail at a flight of stairs.

Non-Contributing Property - A structure or site in the Historic District that generally does not have historic, cultural, social, economic, political, or architectural significance.

Notice of Disapproval (or Notice) - A written notice issued by the Historic District Commission indicating its disapproval of an application to alter, repair, construct, add onto, move, demolish, or change the use of a structure or a site within an Historic District.

Oriel Window - A bay window located above the first floor level supported by brackets or corbel.

Orthographic Projection - A method of projection in which a threedimensional object is represented by projecting lines perpendicular to a picture plane.

Pane - A single piece of window glass.

Patina - Mellowing of age on any material due to exposure to the elements. This causes the material to look different than the day it was installed.

Pediment - Triangular part of a gabled roof often used as a crowning element above doors or windows.

Pier - A square masonry or concrete support for a building or porch.

Pilaster - Flattened column attached to a wall for decoration.

Pitch - Slope of a roof.

Place - An open space of land within the Historic District.

Plan View (or Plan) - An orthographic projection of the top or section of an object or structure on a horizontal plane, usually drawn to scale.

Plat - A plan or map of land in the Historic District indicating the location and boundaries of individual properties and improvements thereon.

Pointing - The process of removing deteriorated mortar from the joints of a masonry wall and replacing it with new mortar.

Preservation - The act or process of applying measures necessary to sustain the existing form, integrity, and materials of an historic structure, place, or feature.

Preservation Restriction - Pursuant to RSA 477:45, a right to prohibit or require, a limitation upon, or an obligation to perform, acts on or with respect to, or uses of, a structure or site historically significant for its architecture, archaeology or associations, whether stated in the form of a restriction, easement, covenant or condition, in any deed, will or other instrument executed by or on behalf of the owner of the structure or site or in any order of taking, which right, limitation or obligation is appropriate to the preservation or restoration of such structure or site.

Glossary of Architectural Terms

Pressed Tin - Thin sheets of tin molded into decorative designs and used to cover interior walls and ceilings; sometimes used on exteriors in protected locations.

Primers - First coatings that prepare the surface to accept other coatings such as paint.

Rafter Tail - The exposed portion of a rafter that overhangs an exterior wall.

Regular Member - A member of the Commission who has full voting power.

Regulations - Local design guidelines and standards of review promulgated by the Commission that interpret and implement statutory requirements and that regulates the alteration, repair, construction, adding onto, moving, demolishing, or changing the use of a structure or place within the Historic District Overlay.

Rehabilitation - The process of returning property to a state of utility, through repair or alteration, which makes possible an efficient contemporary use while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values.

Rail - When referring to a window, the horizontal members that meet in the center of two sashes.

Railing - Top member of a balustrade.

Repair - Any change that is not construction, addition, demolition, moving, or alteration.

Restoration - The act or process of accurately recovering the form, features, and character of a property and its setting as it appeared at a particular period of time by means of removal of features from other periods in its history and reconstruction of missing features from the

restoration period.

Rhythm - Sense of movement created by the regular recurrence of elements across the face of a building, as in the spacing of doors and windows.

Roof - The part of the structure which covers and protects it from weather, together with decorative elements such as cresting, coverings, chimneys, and other elements.

Rules of Procedure - A set of rules adopted by the Commission pursuant to RSA 676:1 concerning the method of conducting the Commission’s business.

Sash - The framework into which window panes are set.

Scale - A certain proportionate size, extent, or degree, usually judged in relation to some standard or point of reference.

Setback - The minimum required distance from every structure to the property lines of a lot, established by the Zoning Ordinance to provide for air, light, solar access, and privacy.

Shadowline - Markings left from an original element that has been removed.

Shed roof - A roof that is pitched in a single direction.

Shingle - Thin piece of wood, slate, or tin used in overlapping rows to form the surface of an exterior wall or roof; may be laid in patterns (imbricated).

Sidelight - Narrow, vertical windows on each side of a door.

Sill - A horizontal member at the bottom of a window.

Simulated Divided Light Window - A window in which a single, fulllength piece glass is set behind affixed muntins to simulate a true divided light window.

Site Plan - Proposed plan for development, submitted by the property owner or applicant for review by the Commission, that shows the form, location, and orientation of a building or group of buildings on a site, usually including dimensions, landscaping, and other significant features of the plot.

Sliding Window - Overlapping horizontally sliding sashes.

Soffit - The underside of a roof overhang.

Street - Relates to and includes street, avenue, boulevard, road, lane, alley, viaduct, highway, freeway, and other ways.

Streetscape - The characteristics of the street and features along it, as well as their arrangement and relationship to one another.

Structure - Anything constructed or erected, the use of which requires permanent or temporary location on or in the ground, including, but not limited to: buildings, fences, stone walls, gazebos, signs, backstops for tennis courts and ballparks, antennae, above ground pools and hot tubs, air conditioning units, propane tanks, playground equipment, etc.

Stucco - Plaster or cement applied to exterior walls; can be decoratively textured.

Terra Cotta - Fine-grained, fired clay product used as exterior building ornamentation or as roofing tiles.

Tooling - Finishing of a mortar joint by pressing and compacting it to create a particular profile.

Transom - Small window or series of panes above a door.

True Divided Light - A window in which the glass is installed as individual small panes.

Weatherboard - Wood siding for the exterior covering of a frame building.

Weather Stripping - A narrow, compressible band used between the edge of a window or door and the opening to seal against water and air penetration.

Window - A glazed opening in a wall that provides an interior space with natural light and ventilation.

Window Hood - Protective and sometimes decorative cover found over doors and windows.

Wrought Iron - Almost pure iron that is soft and bendable, and can be forged or bent into many shapes.

Zoning Ordinance - The laws of the Town of Amherst regulating the building, alteration, installation, repair, or change of buildings, land, or uses within the borders of the entire town.

Amherst Village Historic District &

the National Register of Historic Places

The National Register of Historic Places is a government program administered by the National Parks Service. The National Register is a program that coordinates and supports the identification and preservation of the historic cultural and architectural resources. A building, site, district, object, or structure can be nominated to be on the Register. Once a subject for nomination has been identified, all interested parties should contact their State Historic Preservation Office for consultation before beginning the nomination process.

Once the application has been approved and the subject has been added to the National Register, subjects, or those that are found to be contributing to a site or district, can receive protections and benefits, such as potential tax credits on rehabilitation projects.

The Amherst Village Historic District was accepted to the National Register of Historic Places in 1982. The boundary for this version of the historic district included 167 buildings and properties. The boundary of the district was expanded in 1986 and 147 additional properties were granted the protection and advantages that being on the National Register affords.

The district’s Inventory - Nomination Form from the initial nomination in 1982 can be found here. Within this form, the original properties are listed by owner at the time, not by street address, however, a map on the last page of the document, marked as drawn in 1981, shows the approximate location of the properties and landmarks mentioned in the nomination.

Additional Resources for Technical Information

NEW HAMPSHIRE DIVISION OF HISTORICAL RESOURCES

NH Division of Historical Resources 172 Pembroke Road

Concord, New Hampshire 03301

Telephone: 603.271.3483

https://www.nhdhr.dncr.nh.gov

NATIONAL PARK SERVICE, U.S. DEPARTMENT OF THE INTERIOR

Preservation Publications http://www.nps.gov/history/publications.htm

National Trust for Historic Preservation http://www.nationaltrust.org/

U.S. Department of Agriculture Rural Information Center http://www.nal.usda.gov/ric/ricpubs/preserve.html